RICS Level 3 Building Survey in Solihull B90 8

Our RICS Level 3 Building Survey is the most comprehensive inspection product available, specifically designed for properties that require detailed structural analysis. Unlike simpler surveys, this thorough examination assesses every accessible element of the building, from the roof structure down to the foundations. Our inspectors examine the condition of walls, floors, ceilings, and stairs, providing you with a complete understanding of the property's current state. We also assess outbuildings, garages, and the general condition of the site boundaries.

For properties in the B90 8 area, our surveys are particularly valuable given the mix of housing stock ranging from period properties to new build developments. Many homes in Solihull were constructed using traditional brick methods, and our inspectors understand how to identify issues common to these construction types. We check for structural movement, damp penetration, timber decay, and roof defects that could cost significant sums to put right. Our team has extensive experience with the various construction methods used throughout Solihull, from traditional brick and block to more modern timber-frame techniques.

The survey includes a detailed analysis of any services installations such as plumbing, electrical systems, and heating. We assess whether these systems meet current regulations and identify any potential safety concerns. Our inspectors also evaluate the property's energy efficiency, providing insights into insulation levels and potential improvements that could reduce your ongoing running costs. For properties in conservation areas - and Solihull has 20 designated conservation areas within the borough - we can advise on any planning constraints that may affect future modifications.

We provide a comprehensive market value assessment as part of our Level 3 survey, taking into account the property's current condition and any repairs needed. This is particularly valuable in the B90 8 area where property prices vary significantly between different postcodes - from £187,500 in B90 8BJ to £555,000 in B90 8DE. Our report helps you understand how the property's condition affects its true market value.

• Full structural assessment
• Comprehensive defect identification
• Detailed repair recommendations
• Energy efficiency evaluation
• Legal compliance checking
• Market value assessment
• Services and utilities inspection
• Outbuilding assessment
• Boundary and site inspection

Our experience surveying properties across Solihull and the B90 8 area has identified several recurring issues that buyers should be aware of. Period properties constructed before the 1940s frequently exhibit signs of rising damp, particularly where original damp-proof courses may have failed or were never installed. Penetrating damp is also common, often resulting from defective gutters, damaged roof tiles, or poorly maintained pointing to external walls. Many older properties in the Shirley area were built with solid walls that lack proper damp-proofing, making them more susceptible to moisture penetration.

Clay shrink-swell is a significant consideration for properties in the B90 area. The underlying clay soils are susceptible to volume changes with moisture variations, which can cause foundation movement. This may manifest as cracks in walls, doors sticking, or uneven floors. Our inspectors are trained to identify the subtle signs of this type of movement and can advise on whether further structural investigation is warranted. The B90 area has a notable shrink-swell hazard score, and properties with mature trees nearby are particularly at risk as tree roots can exacerbate moisture changes in the soil.

Timber decay, including both dry rot and wet rot, is frequently discovered in properties with chronic damp issues or poor ventilation. This is particularly common in period properties with solid walls where moisture can become trapped. Roof defects are another regular finding, with missing or broken tiles, deteriorated lead flashing, and inadequate ventilation all commonly identified during our surveys in the B90 8 area. We often find issues with chimney stacks on period properties, including damaged flues and deterioration to the mortar pointing.

For properties near the River Blythe or its tributaries, surface water flooding can be a concern. The Solihull Strategic Flood Risk Assessment has identified areas at high risk of flooding from both fluvial and surface water sources. Our surveyors will assess the property's flood risk and advise on any mitigation measures that may be needed. Even properties not directly in flood zones can be affected by surface water runoff, particularly those with poor drainage or located at the bottom of slopes.

• Rising and penetrating damp
• Structural movement and subsidence
• Timber rot and woodworm
• Roof defects and leaks
• Outdated electrical installations
• Defective windows and doors
• Chimney and fireplace issues
• Asbestos-containing materials (pre-1999 properties)
• Surface water flood risk

The B90 8 area has seen significant new development in recent years, with developments such as Blythe Valley Phase 2 by Crest Nicholson offering homes ranging from 2 to 5 bedrooms within the Blythe Valley Park community. This mixed-use development includes amenities such as a coffee shop, gym/health spa, and green spaces, making it attractive to families and professionals alike. While new build properties may appear to require less scrutiny, our Level 3 surveys are increasingly popular with buyers of new homes who want to identify what are known as "snagging" issues before the warranty period expires.

Common snagging issues identified in new builds across the Solihull area include pointing and jointing quality issues, uneven brickwork, misaligned doors and windows, poor sealing around windows, and glazing defects. While these may seem minor, if left unaddressed they can lead to more significant problems over time. Our detailed survey provides you with a comprehensive list of items to request the developer correct before you move in. Many developers are responsive to requests for remedial work identified in independent surveys.

New build properties at Lucas Green and Wharf Farm developments are also within our service area. Properties at Lucas Green range from £230,000 for apartments to £560,000 for larger homes, while Wharf Farm offers premium detached properties at around £980,000. Even at these price points, a Level 3 survey provides valuable protection for your investment and ensures any defects are identified before you complete the purchase. The investment in a survey is minimal compared to the potential cost of remedial works.

Buyers purchasing new builds should be aware that while NHBC or similar warranties provide protection, they don't cover all items and may have exclusions. An independent Level 3 survey gives you that the property has been constructed to an acceptable standard and identifies any issues that need addressing with the developer. Many buyers in new developments like Blythe Valley now request Level 3 surveys as part of their due diligence, and we have seen a significant increase in this trend over recent years.

Properties throughout the B90 8 area showcase various construction methods that our surveyors are well-versed in assessing. Traditional brick construction is prevalent in the older housing stock, with many properties built using solid brick walls that lack cavity insulation. These properties were typically constructed before modern building regulations were introduced and may have various issues related to their age and construction method. Understanding these traditional building techniques helps our surveyors identify defects that might be missed by those less familiar with period properties.

The semi-detached houses that dominate much of the B90 8 area, particularly those built during the 1930s and 1940s, often feature cavity walls that were introduced during this period. However, the cavity insulation in these properties may be inadequate by today's standards, contributing to higher energy costs. Our surveyors assess the thermal performance of such properties and can recommend improvements that could reduce your heating bills. Many of these properties also feature original single-glazed windows that would benefit from replacement.

Newer developments in the area, including those at Blythe Valley Park, employ modern construction techniques including timber frame and brick veneer construction. While these methods meet current building regulations, they can present different defect patterns than traditional construction. Our surveyors understand these modern building methods and can identify issues specific to newer properties, including problems with cladding, insulation gaps, and ventilation requirements. We stay up-to-date with the latest construction techniques and defect patterns to provide you with the most accurate assessment possible.