RICS Level 2 Survey in BH3

Across BH3, we usually see 3 quite different housing character areas. Talbot Woods in the north is known for some of Bournemouth's largest Edwardian and Edwardian-era detached houses, typically red brick with rendered facades, hanging tile cladding, wide bay windows and tiled roofs from around 1895 to 1935. These homes often sell for over £800,000 and the upkeep can be substantial. Westbourne has a different mix, with period terraces and converted Victorian villas alongside later inter-war and post-war additions. Further south, nearer Branksome, BH3 includes more compact 1930s and 1950s semis from Bournemouth's suburban expansion.

In BH3, the age and build type of many homes mean a mortgage valuation is not enough. It only confirms the property's value to your lender, and it will not pick up the expensive issues our surveyors find here time and again. In solid-wall Edwardian houses, we often see damp, flat roof failures on inter-war extensions, cracked render hiding spalled brickwork, and foundation movement linked to tree roots. Any of these can alter the true cost of buying. With our RICS Level 2 Survey, we use calibrated damp meters at regular intervals across all walls, binoculars to inspect roof slopes from ground level and other accessible high points, and a careful review of all visible structural elements.

Prices have moved since the 2023 peak of £690,261. The current average sits around 8% below that level, while asking prices are now £709,570, which points to a partial recovery. That softer tone in the market matters. Buyers and sellers alike are being more careful, so survey findings often carry real weight in negotiations. We regularly see BH3 clients use condition 3 findings to agree reductions that more than cover the survey fee.

• Damp meter readings at regular intervals across all external and internal walls
• Roof inspection using binoculars from ground level and any accessible vantage points
• Structural assessment of lintels, sills, and masonry for movement or cracking
• Flat roof inspection for standing water, failed membrane, and parapet joint defects
• Sub-floor assessment where access is available - checking joist condition and ventilation
• Full drainage and rainwater goods assessment
• Traffic light condition ratings (1 green, 2 amber, 3 red) for all elements

Flats make up a sizeable part of BH3, and many are period conversions created from large Edwardian or Victorian houses. The average flat price here is £238,111. They bring survey issues that go beyond the standard leasehold work your solicitor will handle. Our RICS Level 2 Survey for flats looks at the condition of the part of the building occupied by your flat and, where shared areas are visible and accessible, we also assess the roof, external walls, communal staircases and any basement or cellar areas.

Ground-floor conversions in BH3 can be vulnerable to damp from solid external walls and to rising damp through the floor structure. Basement conversions, now fairly common in the larger Edwardian houses in BH3, need close attention too, especially the waterproofing membrane, drainage and ventilation. If we see any indication of moisture ingress or failed waterproofing, we flag it clearly in the report.

For top-floor flats in period conversions, the main exposure is usually at roof level. Our inspectors therefore place particular focus on the roof covering, loft spaces, and any flat or mansard roof sections serving the upper flat. We also comment on the likely shared maintenance liability, which helps explain the possible service charge impact and the risk of future major works in a converted building.

• Assess condition of all elements that form your flat's building envelope
• Inspect any loft or roof space accessible from within the property
• Check visible shared drainage stacks and rainwater goods
• Note condition of communal areas if accessible at time of inspection
• Flag any visible signs of structural movement in the building overall
• Provide market valuation and reinstatement cost for leasehold flats