RICS Level 2 Survey in B65

Across B65, semi-detached houses account for the biggest slice of the housing stock, with terraced homes and detached houses also common, and flats making up a smaller part of the market. Plenty of properties here are more than 50 years old, particularly on streets developed in the early and mid-20th century. In that sort of setting, we find a RICS Level 2 survey is a sensible fit for conventional homes in reasonable condition that still need a thorough check.

We regularly inspect brick-built homes in B65, and red brick is one of the materials we see most often. Some houses also have rendered or pebbledashed fronts that have been repaired and repainted over the years. Many come with timber roof structures, slate or tile coverings, cavity walls in later construction, and older finishes that can mask damp or upkeep problems. During the inspection, we look over the visible condition of walls, roofs, floors, windows and services, then point out anything likely to need repair, monitoring or a budget set aside.

After completion costs are often the real concern for buyers in Halesowen, which is where the survey can pay for itself. A worn roof, an old fuse board or a damp patch that has not been dealt with can alter a negotiation very quickly, especially with the average sold price in the postcode at around £215,707. We set out that repair picture clearly, so buyers can judge homes across B65 on more than a brief viewing and a seller's summary.

• Best suited to conventional semis
• Helpful for terraced homes with standard alterations
• Useful for modern family houses bought in ordinary condition
• Less suitable for listed or heavily extended properties

In Halesowen, older houses are often built in red brick, with render or pebbledash sometimes added in later refurbishments. On pre-1919 homes, solid walls and timber joinery can be more prone to showing damp or heat loss where ventilation and maintenance have fallen behind. Post-war semis are often simpler in construction, but we still regularly find ageing pointing, cracked render and tired roof coverings.

The ground beneath Halesowen combines Carboniferous rock with glacial till, and in the right conditions that can contribute to subsidence or heave. It does not follow that every property is exposed to that risk, but it is one reason a Level 2 survey can be useful across much of B65. Heavy rain can also leave surface water flooding in lower-lying spots, so we always include drainage and external ground levels in our visual checks.

There is also the question of conservation control. Halesowen Town Centre Conservation Area, together with listed landmarks such as St. John the Baptist Church and the remains of Halesowen Abbey, means some nearby properties are subject to tighter rules on alterations. Where a house has older fabric, unusual repairs or signs of historic movement, we may recommend that a buyer considers a Level 3 survey instead.

• Damp from poor ventilation
• Roof wear and slipped tiles
• Timber rot or woodworm
• Outdated electrics or plumbing
• Asbestos in older materials
• Localised surface water drainage issues