RICS Level 3 Building Survey in Shirley, B90 1

The RICS Level 3 Building Survey is our most comprehensive inspection service, designed specifically for residential properties of all types and ages. Our experienced surveyors conduct a thorough visual examination of all accessible parts of the property, including the roof space (where safe access allows), the sub-floor areas, and the external fabric of the building. We check the condition of walls, floors, ceilings, doors, and windows, assessing each element for defects, wear, or areas requiring immediate attention. This isn't a cosmetic overview - it is a systematic investigation into how the property has been constructed and whether that construction meets expected standards.

Our surveyors pay particular attention to structural elements, examining load-bearing walls, beams, joists, and the foundations themselves. We identify any signs of movement, subsidence, or structural stress that could indicate serious problems. In properties across Shirley, where you may find everything from older terraced houses near the railway station to newer builds around the development zones, understanding the structural integrity is essential. The survey also covers the condition of damp-proof courses, insulation, and ventilation - issues that can lead to long-term problems if not identified and addressed promptly. We have seen numerous properties in the B90 1 area where inadequate ventilation in roof spaces has led to condensation issues, particularly in properties that have been modernised with replacement windows without adequate background ventilation.

Additionally, our Level 3 survey includes assessment of building services such as plumbing, electrical installations, heating systems, and drainage. While we do not test these systems extensively (that would require specialist contractors), we visually inspect them for obvious defects, age, and compliance with general standards. Our written report then brings all of this together, providing you with a clear, professional assessment of the property's overall condition along with prioritised recommendations for any remedial work that may be needed. We flag any visible signs of unsafe electrical work, outdated plumbing that might need replacing, or heating systems that are approaching the end of their operational life.

One of the key advantages of the Level 3 survey is the market valuation we provide alongside the condition assessment. Using our extensive knowledge of the Shirley property market and current data from sources like Land Registry, we can give you a realistic valuation for the property in its current condition. This is particularly valuable in the B90 1 area where property values can vary significantly between different streets and property types. If our survey identifies significant defects, we can also provide a valuation that reflects those issues, giving you a clear picture of the property's true worth.

• Full structural assessment
• Detailed defect analysis
• Boundary and outbuilding inspection
• Priority-coded recommendations
• Market valuation
• Professional advice on next steps

The Shirley area within B90 1 presents buyers with a varied housing stock that reflects its evolution from a historic village into a popular suburb of Solihull. Terraced properties, which average around £289,851 in this postcode, can be found in several pockets throughout the area, particularly near the railway station and around the older village centre. These properties often date from the Victorian or Edwardian periods and may present challenges related to their age, including older electrical wiring, original timber frames that may have moved over time, and traditional construction methods that differ significantly from modern building practices. Our surveyors are experienced in identifying the specific issues that affect these older properties, from the condition of original sash windows to the state of older roof coverings.

Semi-detached houses, averaging £341,025, form a substantial part of the B90 1 housing stock and represent popular choices for families. Many of these were built during the inter-war period (1919-1945) using typical construction techniques of that era. While generally sound, these properties can sometimes reveal issues with roof coverings, original windows, or the condition of load-bearing walls that separating extensions have been removed. Our Level 3 survey is particularly valuable for these properties as we can identify any structural alterations that may have been made without proper building regulation approval. We have seen many cases where original internal walls have been removed to create larger living spaces without adequate support being installed, which can lead to structural problems over time.

Detached properties in B90 1 command the highest average prices at £539,112, and these range from substantial family homes to older detached houses that may require more detailed assessment. The larger footprint and often more complex construction of detached homes means there is more to inspect, but also potentially more areas where defects could be hidden. Many detached properties in Shirley have been extended over the years, and our surveyors pay particular attention to the quality of these extensions and their integration with the original structure. We check for adequate foundations, proper connection details, and whether the extension was constructed under appropriate building regulations approval.

Flats in the area, averaging £178,347, present their own considerations, particularly regarding the condition of shared elements, the building's management company, and any upcoming major works that might affect service charges. When surveying a flat, we examine the common parts of the building as well as the individual unit. We look at the condition of the roof, communal hallways, and any shared services. We also advise on what information you should request from the freeholder or management company, including details of any planned maintenance or recent structural surveys carried out on the building. This helps you avoid unexpected costs after you move in.

Through years of surveying properties across Shirley and the B90 1 postcode, our team has built up detailed knowledge of the typical issues that affect different property types in this area. For Victorian and Edwardian terraced properties, we frequently find problems with the condition of original timber sash windows, which often have sash cords that have failed over decades of use. Many of these windows also have significant rot in the bottom rails and sills, particularly on properties that face prevailing winds or have not been properly maintained. Our survey will identify whether these windows can be repaired or whether replacement is necessary.

In the inter-war semi-detached properties that make up much of the housing stock, we commonly see issues with concrete tile roofs that are reaching the end of their expected lifespan. These properties were often built with concrete tiles that have a life expectancy of around 50-60 years, meaning many are now showing signs of deterioration. We check the condition of roof tiles, look for signs of slipped tiles or degraded pointing to chimney stacks, and assess the condition of fascias and soffits. We also see issues with original windows in these properties, which are often single-glazed and in poor condition.

One issue that affects properties across all ages in the B90 1 area is damp. While some degree of damp is normal in older properties, we frequently identify cases where damp-proof courses have failed, where rising damp is occurring due to external ground levels being too high, or where condensation is a problem due to inadequate ventilation. This is particularly common in properties that have been modernised with replacement windows and central heating without adequate background ventilation being added. Our survey will identify the type and cause of any dampness we find and recommend appropriate remedial measures.

We also see a significant number of properties that have been altered or extended over the years, sometimes without the necessary building regulation approvals. Our surveyors check for signs of previous extensions, loft conversions, or structural alterations and assess whether they appear to have been properly constructed and approved. If we identify unapproved work, we will advise you on the potential implications and what steps might be needed to regularise the situation. This is important information for your solicitor and can affect your buildings insurance.