RICS Level 2 Survey in BS7

For conventional residential properties in reasonable condition, a RICS Level 2 survey, formerly known as a Homebuyer Report, is usually the right fit. In BS7 that includes much of the local housing stock, from two and three-bedroom terraced houses on roads such as Cheltenham Road and Ashley Down Road, to Edwardian semis in Bishopston and newer developments in Lockleaze and Horfield.

We most often recommend a Level 2 survey for homes built after 1945 that have not been significantly altered or extended. That said, we also carry out Level 2 surveys on older properties where visible signs of defect are limited. If our initial assessment brings up significant concerns, we will tell you if a more detailed Level 3 building survey would be the better option.

We inspect the main parts of the building, including the roof, chimney stacks, external walls, windows and doors, internal walls, floors, ceilings, staircases, bathroom and kitchen fittings, and services such as gas, electricity, and drainage. Permanent outbuildings and garden walls are also assessed as part of the survey.

• Post-war and modern properties in reasonable condition
• Victorian and Edwardian terraces with no visible major defects
• Converted flats or apartments in standard construction
• Properties up to around £600,000 in standard BS7 locations
• First-time buyers seeking reassurance before exchanging contracts
• Investors purchasing buy-to-let properties in BS7

Risk is never the same from one area to the next, and BS7 proves the point. Because our chartered surveyors carry out dozens of inspections in this postcode each year, we have a solid picture of the environmental and geological factors affecting local homes. The three risks below are the ones we pay closest attention to in BS7.

Across Bristol, subsidence is a genuine concern because of the city's coal mining past. Old workings from the coalfield run beneath eastern parts of the city and further north, and old mine shafts are estimated to affect as many as 170,000 homes across the wider Bristol area. Bedminster and Easton were the main mining districts, but the issue does not stop there. During our surveys, we look for diagonal cracking at door and window openings, stepped cracking in brickwork along mortar courses, and doors or windows sticking in a way that suggests foundation movement.

Flooding matters here too. BS7 is crossed by the River Trym and the River Frome, and Environment Agency data shows sections of both rivers posing flood risk to nearby properties. In heavy rainfall, surface water flooding can also affect lower-lying parts of BS7. We record the relevant flood zone designation in our report and note any signs of previous water ingress.

Damp is still the issue we come across most often in BS7. Victorian terraced houses are especially vulnerable to rising damp where the original damp-proof course has failed, or where raised ground levels have bridged it. We also see penetrating damp caused by worn pointing, leaking rainwater goods, and cracked or poorly maintained render. On a typical BS7 terrace, damp remediation usually falls between £3,000 and £8,000 depending on the extent, and that information can make a real difference in price negotiations.

• Subsidence linked to Bristol's coal mining geology beneath eastern and northern suburbs
• Flood risk from the River Trym and River Frome in lower-lying BS7 streets
• Rising damp in Victorian properties with failed or bridged damp-proof courses
• Shrink-swell clay soils susceptible to seasonal movement, especially near large trees
• Conservation area restrictions in the Gloucester Road corridor affecting repair options
• Eleven Grade II and Grade II* listed buildings in BS7 requiring specialist assessment

In BS7, our survey fees start from around £450 for a standard two or three-bedroom property. Bristol tends to sit a little above the national average of £455, partly because of the South West market premium and partly because older, stone-built homes here take our surveyors more time to assess. Fees rise in line with size and complexity.

Two things drive pricing more than anything else, property value and property complexity. A two-bedroom flat at around £250,000 will usually cost £450-£500. A three-bedroom Edwardian terrace in Bishopston valued at £500,000 typically falls into the £550-£650 bracket. For a four or five-bedroom semi-detached house over £560,000, fees may be £650-£850 or more.

• 1-bedroom flats and apartments: from £450
• 2-bedroom homes up to £320,000: from £450
• 3-bedroom properties £320,000-£470,000: from £500
• 4-bedroom properties £470,000-£565,000: from £550
• 5-bedroom or £565,000+ properties: from £650
• Properties with listed status or in conservation areas: price on application

The survey cost is small compared with the overall purchase. More to the point, the issues we uncover often lead to price reductions far greater than the fee itself. Damp repairs in BS7 can start at £3,000, and roof works on a Bristol terrace commonly come in at £2,000-£6,000. Spotting problems before exchange gives you room to negotiate properly, or to ask for repairs to be done before completion.