RICS Level 2 Survey in B62

Much of Halesowen was built out between the 1930s and 1970s, a phase of fast suburban growth across the Black Country that left plenty of homes now showing the limits of their original construction. Our RICS Level 2 surveys are undertaken by RICS-qualified surveyors who know the particular traits of West Midlands housing.

Across B62, most homes are semi-detached houses dating from the interwar and post-war years. They usually have solid or cavity brick walls, solid ground floor slabs instead of suspended timber floors, and original single-glazed steel or wooden windows that have often been changed over time. With each round of alteration or repair comes the risk of poor DIY or badly specified contractor work, and that is exactly the kind of issue a thorough survey is there to spot.

The West Midlands is underlain by a mix of geological formations, including Triassic mudstones and clays with a known tendency for shrink-swell movement. That matters most in dry summers, when clay shrinkage can lead to differential settlement in older homes with shallower foundations. At inspection, our surveyors look closely at diagonal and stepped cracking to judge whether structural movement is active or historic.

B62 itself is mainly residential, but the wider Black Country has a long industrial past. Across the broader Dudley and Sandwell area, known mining activity can still influence ground conditions. Our surveyors record any signs of movement and recommend further checks where there are indicators of possible mine workings or made ground.

We inspect homes across B62 regularly, and the same defects come up again and again in the local housing stock. Knowing the usual weaknesses in Halesowen's common property types helps our surveyors concentrate on the areas most likely to uncover significant problems.

In B62's most common house type, the 1930s and 1940s semi-detached, chimney stack defects are a regular finding. Failed lead flashings, cracked haunching, and spalled brickwork come up often. Even where the chimney is no longer used for its original purpose, it still passes through the roof and can become a major source of dampness if neglected. Our surveyors test around chimney flashings with calibrated moisture meters to identify active water ingress.

Interwar cavity wall construction was often built with half-brick thick outer and inner leaves and a narrow cavity, which differs from modern full cavity construction. Where cavity wall insulation has been retro-fitted, problems can arise if the installation was poor, allowing moisture to bridge from the outer leaf to the inner wall leaf. During each inspection, our surveyors look for signs of slumped or badly installed cavity wall insulation.

Damp turns up regularly in B62, and not just in one type of property. Older homes with solid ground floors often fall short of modern expectations for a damp-proof membrane, while rising damp is sometimes diagnosed incorrectly when the real issue is a failed or bridged damp-proof course. To separate rising damp from penetrating moisture and condensation, our inspectors take calibrated damp meter readings at regular intervals across all ground floor walls. The distinction matters, because each problem calls for a different remedial approach.

Some of B62's older housing stock does show structural movement. Seasonal changes in moisture make West Midlands clay soils expand and contract, and homes with foundations shallower than 900mm are especially vulnerable. Our surveyors assess diagonal cracking through mortar joints, sticking doors and windows, and any noticeable slope in floors as part of a systematic inspection. Where the movement looks active rather than historic, we state clearly in the report whether a structural engineer's assessment is advisable before you exchange.

B62 covers Halesowen and nearby districts within the Metropolitan Borough of Dudley, on the southwestern edge of the West Midlands conurbation. It also benefits from strong transport links into Birmingham, approximately 7 miles to the northeast. That balance of access and value is a big reason buyers are drawn here instead of paying more for comparable Birmingham suburban properties.

The market has stayed active. According to home.co.uk listings data, prices are up 8% year-on-year and stand 6% above the 2023 peak. Semi-detached properties make up most sales locally, with average prices of £291,619. In the sub-postcode B62 0, covering Romsley and the Halesowen fringes, average detached prices reach £574,568 (homedata.co.uk), which reflects the more rural character of homes away from the town centre.

Bellway Homes has been active in and around B62 with new-build development, giving buyers an option beyond the mainly second-hand local market. For those purchasing a new-build, our snagging inspection service is designed to identify construction defects before the developer's defect liability period runs out. It is a different service from our RICS Level 2 survey for second-hand homes, but just as important in its own way.