RICS Level 3 Building Survey in M18 Manchester

The M18 postcode covers several distinct residential areas, each with their own property characteristics and potential issues. In Gorton and Abbey Hey, you'll find a high proportion of traditional red brick terraced houses, many dating from the late Victorian and Edwardian periods. These properties, while solidly constructed, can present specific challenges including aging roof structures, original timber windows needing attention, and solid wall construction that may lack modern damp-proof courses. Our inspectors are familiar with these property types and know exactly what to look for when assessing older Manchester homes. The prevalence of solid brick walls in these older properties means that damp penetration can be a particular concern, especially where external pointing has deteriorated over time.

The area has seen modest new development activity in recent years, with properties like those on Roxburgh Street and Abbey Hey Lane completing in 2023. These newer developments offer modern construction but may have their own issues to consider, including guarantees that may not fully cover all aspects of the property. However, the overwhelming majority of the housing stock remains older, meaning buyers should expect to encounter some level of wear and tear, outdated electrical systems, and perhaps original plumbing that may need updating. A Level 3 Survey identifies these issues systematically, categorising them by severity and providing clear recommendations for repairs and maintenance. Properties at Mellands Park, built by Simple Life Management Ltd, represent the newer end of the market and our surveyors are equally experienced in identifying any snagging issues that may be present in recently constructed properties.

Property prices in M18 increased by approximately 7-8% over the last year, with the majority of sales falling in the £156,000 to £192,000 range. Given these significant investments, our surveyors recommend a Level 3 Survey for all properties in the area, but particularly for those over £150,000, those with visible alterations, or any property showing signs of structural movement. The cost of a comprehensive survey is minimal compared to the potential cost of unforeseen structural repairs. With 95 properties sold in the last year alone, the M18 market remains active, and buyers should ensure they have all the information they need before committing to a purchase. The 12-month price increase of 7.92% reflects the growing popularity of this Manchester suburb, making it even more important to protect your investment with a thorough survey.

• Victorian terraced houses (pre-1919)
• Edwardian and 1920s semis
• 1970s-1990s housing estates
• New builds (2023 onwards)

Properties across the M18 area exhibit the typical construction methods found throughout Manchester's outer suburbs. The predominant building material is traditional red brick, with Victorian and Edwardian terraced houses featuring solid brick walls that were constructed without cavity insulation. Understanding this construction type is essential for identifying potential issues, as solid walls are more susceptible to damp penetration and heat loss compared to modern cavity wall constructions. Our surveyors assess the condition of these solid walls carefully, checking for signs of deterioration in the mortar joints and any evidence of previous damp proof course installation.

Many properties in the area were built using traditional lime-based mortars and renders, which allow the building to breathe more naturally than modern cement-based products. While this can be beneficial for the structural health of the property, it does mean that older homes may show signs of weathering that require ongoing maintenance. The construction of roof structures in Victorian and Edwardian properties typically features traditional cut timber rafters with ridge boards, rather than the truss systems used in modern builds. These roofs often have hidden defects that our surveyors are trained to identify, including rot in the rafters, damaged felt underlay, and inadequate ventilation that can lead to condensation problems in the loft space.

The geology of the Manchester region, including the M18 area, consists largely of glacial till (boulder clay) over Triassic sandstones. This clay subsoil presents a specific challenge for property owners, as clay soils are prone to shrink-swell movement depending on moisture content. Properties with shallow foundations or those with trees planted nearby may show signs of movement related to this clay shrinkage. Our surveyors pay particular attention to any cracks in walls or signs of structural movement that could indicate foundation issues related to the local soil conditions. Additionally, Manchester's industrial history means some areas within M18 may be affected by former coal mining activity, and our inspectors are trained to identify the tell-tale signs of mining subsidence.

Based on our experience surveying properties across Gorton, Abbey Hey and the surrounding areas, several recurring issues frequently appear in our Level 3 Survey reports. Damp problems are particularly common in older terraced properties, where rising damp may affect solid brick walls or where penetrating damp results from damaged pointing, cracked render, or deteriorated roof coverings. Our surveyors use their experience to identify the source of damp and distinguish between historic issues and ongoing problems requiring remediation. The solid wall construction common in M18's Victorian housing means that damp proof courses may be absent or have failed over time, making this one of our most frequently identified issues.

Roofing defects represent another significant finding in M18 surveys. Many Victorian and Edwardian properties still retain their original slate or tile roofs, which may be reaching the end of their serviceable life. We frequently find damaged or missing tiles, deteriorated flashing around chimneys, and inadequate ventilation in roof spaces that can lead to condensation and timber decay. These issues are flagged in detail in our reports, with cost estimates for repairs where appropriate. The presence of original clay tiles on many properties can be a sign of quality construction, but also indicates an aging roof covering that may need attention within the near future.

Electrical and plumbing concerns also feature prominently in our M18 survey findings. Properties built before the 1970s often have outdated fuse boards, rubber-insulated cabling, and original plumbing materials that may not meet current regulations. While our survey is visual and does not test services, we identify obvious safety concerns and recommend that qualified electricians and plumbers carry out further inspections where necessary. The age of the housing stock means that many properties will require partial or complete rewire before meeting modern standards, and our survey helps you budget for these essential upgrades.

Structural movement is another issue we encounter in the M18 area, with properties showing signs of settlement related to the local clay soil conditions or potentially affected by former mining activity. Our surveyors carefully examine walls for cracks, checking their pattern and severity to determine whether movement is historic or ongoing. Where signs of significant movement are identified, we recommend engaging a structural engineer for more detailed investigation before you proceed with the purchase. This careful approach helps protect you from costly repairs that could run into thousands of pounds if issues are not identified early.

• Rising and penetrating damp
• Roof defects and tile damage
• Structural movement or cracking
• Outdated electrical installations
• Timber decay and woodworm
• Inadequate insulation