RICS Level 2 Survey in B30 Stirchley and Bournville

For buyers purchasing a conventional property in good to fair condition, the RICS Level 2 Survey is the survey most people choose. Also referred to as a HomeBuyer Report, it gives a thorough visual inspection of all accessible parts of the building, from the roof structure and coverings down to ground-floor walls, drainage and external areas. We work through the property in a methodical way, give condition ratings to each main element, and point out defects that need attention.

We check for damp with calibrated moisture meters, taking readings at regular intervals across all external and ground-floor walls. In older terraces in Stirchley and Kings Norton, we pay close attention to chimney-breast bases, bay-window perimeter walls and ground-floor corners, because these are all spots where moisture ingress is regularly found in homes of this era. Where roof spaces are accessible, we inspect those too, looking at both the structure and the insulation.

Included in the report are a market valuation and a reinstatement cost figure for buildings insurance. Our RICS-qualified surveyor assesses both independently, without reference to the estate agent's asking price or the lender's mortgage valuation.

• Roof structure, coverings, ridge, valley, and verge details
• Chimney stacks, flashings, and lead work
• External walls, pointing, render, and rainwater goods
• Windows, doors, and all external joinery
• Damp-proofing with calibrated moisture meter readings
• All internal rooms - ceilings, walls, floors
• Roof space inspection where safely accessible
• Plumbing and drainage (visual assessment)
• Electrical installations (visual, not tested)
• Outbuildings, garages, and immediate grounds
• Market valuation and reinstatement cost estimate

Damp comes up more than any other defect in our B30 survey reports. In Stirchley's Edwardian terraces, rising damp is often linked to original bitumen damp-proof courses that have degraded, or to soil levels outside that have crept above the DPC line over decades. We also regularly find penetrating damp around chimney stacks where lead flashings have lifted and gone without maintenance. In the report, we separate each source clearly, rising damp, penetrating damp and condensation.

Roof coverings get close attention in our B30 inspections too. A lot of properties still have original or early-replacement clay or concrete tiles, and from ground level we assess them with binoculars, noting slipped, cracked and missing tiles, the condition of ridge and hip tiles, and the state of flashings at chimney and wall junctions. Flat-roofed sections, especially over bay windows and lean-to rear extensions, are checked for ponding, membrane splits and adhesion failure.

B30's geology matters when we assess structure. Birmingham sits on the Mercia Mudstone Group, a formation with significant clay content that is prone to shrink-swell movement during alternating dry and wet periods. Where properties have shallow foundations over this geology, especially beside large established trees, the risk of differential settlement rises. We look at cracking patterns in walls, floors and ceilings for signs of ground movement, and we note where further specialist investigation is justified.

In many B30 properties built before 1970, we record outdated electrical arrangements where they are visible. That can include older wiring systems, single-pole switches in bathrooms and inadequate earthing arrangements. A RICS Level 2 Survey does not test electrical services, but it does flag visual warning signs that mean a full Electrical Installation Condition Report should be arranged before exchange.

For parts of Stirchley within B30, flood risk is something we raise early. The River Rea runs through central Stirchley, and the Environment Agency classes parts of the nearby corridor as flood zone 2 and 3. Our Level 2 survey is not a flood risk assessment, but where a property sits near the Rea we say so and recommend a formal flood check before exchange. If you are buying close to the affected stretch, we always suggest a flood search through your solicitor.

Parts of South Birmingham, including sections of B30, are classed by the UK Health Security Agency as a radon Affected Area. Radon is an odourless radioactive gas that can enter buildings through gaps in floors and foundations. We do not test for radon as part of a Level 2 survey, though we note when a property's postcode falls within a higher-probability zone and advise a dedicated radon test. In the affected parts of B30, a postal radon test is a low-cost precaution we recommend before exchange.

A RICS Level 2 report gives you documented, independently assessed evidence of the property's condition. In a B30 purchase, any condition-2 or condition-3 findings, damp treatment requirements, roof covering replacement, rewiring or structural monitoring recommendations, can form a solid basis for asking the seller for a price reduction or for remedial work before exchange.

Buyers in B30 are not facing the same pace as in some recent years. Average terraced prices are £282,443 and market activity is down 16% over the past 12 months, which usually means more time and more leverage. A survey report prepared by a RICS-chartered professional is the strongest document you can put behind a negotiation. Sellers and their solicitors treat survey findings seriously, and in this area a price adjustment tied to documented defects is a normal part of the transaction.

Sometimes the findings go beyond a renegotiation and make you rethink the purchase altogether. Having the report before exchange gives you the option to withdraw your offer without financial penalty. For B30 homes affected by Mercia Mudstone clay geology risks, or older Bournville stock, that evidence base can make the decision much clearer either way.