RICS Level 2 Survey in Solihull

Solihull's unique geological makeup presents specific challenges for property owners and buyers. The underlying Mercia Mudstone geology, which dominates much of the borough, contains shrink-swell clay that can cause ground movement during periods of extreme weather. Prolonged dry spells followed by heavy rainfall can lead to subsidence or heave, particularly in older properties with shallower foundations. Our surveyors are trained to identify the signs of such movement, including cracking patterns, door and window binding, and irregular floor levels that may indicate structural instability. This geological risk is particularly relevant in areas with mature trees, where root systems can further exacerbate soil movement.

The local housing stock reflects Solihull's growth through multiple eras, from Victorian and Edwardian properties in the town centre and Knowle, through the extensive post-war expansion of the 1950s and 1960s, to the modern developments at Blythe Valley Park and Blossomfield Park. According to the ONS Census 2021, 38.3% of properties in Solihull are detached, 33.7% are semi-detached, 11.2% are terraced, and 16.2% are flats or maisonettes. Each era brought different construction techniques and materials, from solid wall Victorian brickwork to cavity wall construction of later properties. Understanding these variations is essential for accurate assessment, which is why our local surveyors bring specific knowledge of how properties in this area have been built and what issues are most likely to arise.

Flood risk is another important consideration for Solihull buyers. The River Blythe and its tributaries flow through the borough, and areas around Olton Mere and Earlswood Lakes have known flood history. Surface water flooding during heavy rainfall is also a concern in various locations across the borough. Our surveyors check for evidence of previous flooding, water staining, damp proof course failures, and drainage issues that could indicate a property's vulnerability to water damage. This local knowledge, combined with our systematic inspection approach, ensures you receive a comprehensive understanding of any flood-related risks before committing to your purchase.

• Mercia Mudstone geology with shrink-swell clay risk
• River Blythe and Cole flood risk areas
• Properties in conservation areas requiring specialist attention
• High proportion of older properties with potential defects

Understanding the construction methods used in Solihull's housing stock is essential for accurate survey assessments. The majority of properties built before 1919 feature solid brick walls, typically 225mm to 300mm thick, with lime-based mortars that allow the building to breathe. These solid wall constructions are common in the Victorian and Edwardian terraces found in Solihull town centre and the historic village centres of Knowle and Dorridge. Our surveyors know to look for specific defects associated with these older properties, including degraded lime pointing, missing or failed damp proof courses, and movement cracks that reflect the natural settling of older structures over decades.

Properties constructed between 1919 and the early 1980s typically feature cavity wall construction, where two brick leaves are separated by an air gap. This period spans the inter-war semis of the 1920s and 1930s, the post-war rebuilds of the late 1940s and 1950s, and the subsequent expansion phases through to the early 1980s. However, many cavity wall properties from this era were built without effective wall ties or insulation, and our inspectors frequently find corrosion to original wall ties, missing cavity insulation, and mortar snots bridging the cavity that can lead to damp penetration. The concrete and clay tile roofs from this period, with typical lifespans of 50-60 years, increasingly require attention as they reach the end of their serviceable life.

Modern properties built since the 1990s utilise contemporary construction methods including timber frame with brick outer skins, beam and block flooring, and modern damp proof courses. New build developments such as those at Monkspath (Blythe Valley Park by Crest Nicholson), Shirley (Blossomfield Park by Taylor Wimpey), Dickens Heath (Dickens Gate by Bellway), and Hampton-in-Arden (Hampton Water by Bloor Homes) represent the latest construction techniques. While these newer properties benefit from modern building regulations, our surveyors still identify defects including snagging issues, inadequate ventilation, and problems with modern sealing methods that can lead to condensation and mould in otherwise sound-looking properties.

Given Solihull's predominantly older housing stock, our surveyors frequently encounter several recurring issue categories during inspections. Damp problems rank among the most common, manifesting as rising damp in properties with failed or non-existent damp proof courses, penetrating damp through degraded brickwork or defective leadwork, and condensation issues resulting from inadequate ventilation in properties that have been modernised without sufficient airflow. Properties in conservation areas, with their older solid wall construction, are particularly susceptible to these moisture-related problems, especially where original features have been altered without consideration for the building's breathability. Our inspectors use moisture meters and thermal imaging where appropriate to assess the extent and cause of any damp problems found.

Roof conditions represent another significant finding area, with many properties across Solihull showing wear to original roof coverings, defective flashings around chimneys and valleys, and deteriorating ridge tiles. The tiled roofs common throughout the borough, whether concrete or natural slate, typically have a lifespan of 50-60 years, meaning properties from the 1960s and 1970s increasingly require roof replacement or significant repair. Our surveyors inspect roof spaces where accessible, examining rafters, purlins, and any signs of past or current leakage that may not be apparent from ground level. We also check guttering and downpipes, which are frequently found to be blocked, damaged, or incorrectly installed.

Electrical and plumbing systems in older properties frequently require attention. Properties built before the 1980s often retain original wiring that does not meet current regulations, with rubber-insulated cables, knob and tube systems, or simply aged consumer units presenting genuine safety concerns. Similarly, original plumbing systems with lead pipes, corroded copper, or outdated stopcocks may require upgrading. Our surveyors visually assess these services and flag any concerns that require further investigation by qualified electricians or plumbers. While we do not test electrical or plumbing systems, we can identify obvious safety hazards and recommend appropriate specialist inspections where necessary.

• Rising damp and penetrating damp in older properties
• Roof deterioration and defective flashings
• Outdated electrical wiring and consumer units
• Original plumbing with lead or corroded pipes
• Timber decay in floor and roof structures
• Defective or blocked drainage systems

We provide RICS Level 2 Surveys throughout the Solihull borough and surrounding areas, including the town centre, Shirley, Knowle, Dorridge, Solihull, Olton, Balsall Common, Meriden, Hampton-in-Arden, Dickens Heath, and the wider West Midlands region. Whether you are buying a flat in Shirley, a family home in Knowle, or a modern property at one of the new developments, our local surveyors are ready to help. Each area has its own character and property types, and our surveyors understand the specific considerations for each location, from flood risk in areas near Olton Mere to conservation restrictions in the historic village centres. We are familiar with the property market across all these neighbourhoods and can provide context on local issues.

The strong local economy, with major employers including Jaguar Land Rover, Birmingham Airport, and the NEC, continues to drive demand for housing in Solihull. The upcoming HS2 Interchange station is expected to further boost the area's appeal, making property surveys an increasingly important part of the buying process. With average property values significantly higher than the national average and a diverse range of property types available, obtaining a comprehensive survey before committing to purchase is a wise investment that could save you significant money and stress in the long run. The current market conditions make it more important than ever to understand exactly what you are buying before you commit.