How Our Level 2 Home Survey Helped a Buyer Avoid Hidden Costs in a Semi-Detached Family Home
Introduction
When purchasing a home, what you see on the surface often hides deeper issues. A RICS Level 2 Home Survey ensures you understand exactly what you’re buying—highlighting structural, safety, and legal concerns that could otherwise be missed.
Background
Our team recently inspected a three-bedroom semi-detached house in Westhoughton, Greater Manchester, originally built in the late 1970s with a garage conversion added in the mid-2000s. The property appeared well-kept from the outside, but our inspection uncovered a number of issues requiring attention.
Outside the Property
Roof coverings (Condition Rating 2)
Several damaged tiles and loose dry-verge caps risk water ingress.
Damaged tiles
The underlay beneath the main roof is torn, reducing weather resistance.
Flashing defects were seen around the converted garage and canopy roofs, needing correction.
Gaps around flashings
Rainwater goods (Condition Rating 2)
Vegetation in gutters and a loose downpipe bracket were noted.
Shared rainwater goods with the neighbour—legal responsibilities should be clarified.
Main walls (Condition Rating 2/1)
Perished mortar pointing and weathered bricks at low level require repair.
Some hairline cracking is present but typical of normal settlement.
The converted garage’s construction and damp-proofing could not be fully confirmed—building regulation approval should be checked.
Windows (Condition Rating 3)
Several defects: misted glazing, corroded mechanisms, frame gaps, mould, missing sill caps.
Misted glazing
The garage window is sagging due to inadequate support.
Upper-floor windows lack adequate fire escape egress.
Most are externally beaded, creating a security risk.
Overall replacement is recommended.
Outside doors (Condition Rating 2)
Rear door externally beaded (security concern).
Loose handle, frame movement, defective letterbox and draught strips.
Other joinery (Condition Rating 2)
Loose soffit bracket and weathered timber brackets below front windows.
Risk of hidden timber decay behind plastic coverings.
Inside the Property
Roof structure (Condition Rating 3/2)
Evidence of vermin activity in the loft—pest-control inspection advised.
Evidence of vermin
Gaps in party wall compromise fire separation.
Corroded gable straps/bracing—additional strapping required.
Insulation is thin and patchy, with poor ventilation.
Walls and partitions (Condition Rating 3)
Cracking to the party wall (visible in bedroom and roof void), plus cracks in other rooms.
Crack in party wall
Further investigation by a Chartered Structural Engineer recommended.
Floors (Condition Rating 2)
Spongy floor near the kitchen door suggests defects beneath coverings.
Damaged boards in bedroom two.
Fireplaces & flues (Condition Rating 3)
Gas fire present; flue liner may contain asbestos (safe if undisturbed).
Should be smoke tested and serviced before use.
Kitchen fittings (Condition Rating 2)
Units are dated and worn.
No kitchen extractor fan, increasing condensation risk.
Woodwork & joinery (Condition Rating 2)
Internal doors misaligned, damaged cupboard door, loose balustrade.
Bathroom fittings (Condition Rating 2)
Damaged shower-screen seals—renew to prevent leaks.
Fire safety (Condition Rating 3)
Only hallway smoke detector present; none in kitchen or upstairs.
Some window casements restrict egress.
Party wall gaps reduce fire separation.
Services
Electrics (Condition Rating 3)
One consumer unit is dated and lacks RCD protection.
Dated consumer unit
Electrical Installation Condition Report (EICR) required; possible consumer unit upgrade or partial rewire.
Gas (Condition Rating 3)
Corroded gas pipework noted—urgent Gas Safe inspection required.
Heating (Condition Rating 3)
Old combi boiler nearing end of service life.
Radiators are corroded—budget for full heating system upgrade.
Water & drainage (Condition Rating 1)
Generally serviceable but external stop tap position needs legal confirmation.
Drainage covers stuck—condition cannot be verified.
Grounds
Boundaries & external areas (Condition Rating 2)
Leaning boundary wall with damaged coping stones and weathered bricks.
Leaning boundary wall
Decaying fencing and corroded gate fixings.
Public right of way runs along one side—legal responsibilities must be clarified.
Old timber shed in poor condition—recommend removal.
Issues for Legal Advisers
Confirm building regulation approval for garage conversion and replacement windows.
Check compliance and certification for electrical and gas alterations.
Verify rights and responsibilities for shared drainage and rainwater goods.
Establish ownership of boundary walls, especially adjacent to public right of way.
Obtain coal mining report and check for past radon testing.
Risks
Structural movement suspected—Structural Engineer assessment required.
Fire safety concerns due to poor detection, egress and party-wall separation.
Possible asbestos in ceilings and flue materials.
Environmental risks: clay soil shrinkage, coal mining area, radon potential.
Why This Matters
If left unresolved, these issues could create serious safety hazards (fire, gas, electrics), costly repairs (window replacements, boiler renewal, roof works), and even legal complications around approvals and shared responsibilities. Acting on the survey’s findings ensures buyers avoid expensive surprises.
Professional Opinion
This property is a reasonable purchase provided the buyer is prepared for essential repairs at the outset. With professional attention to the windows, fire safety, structural cracks, and mechanical services, it can be transformed into a safe and comfortable family home.
Outcome & Value for the Buyer
Thanks to our survey, the client was able to:
Budget realistically for repairs and replacements.
Seek quotations for windows, structural, and service upgrades.
Negotiate confidently on price.
Move forward with eyes wide open, avoiding hidden liabilities.
Why Choose a RICS-Accredited Surveyor
At CJ Bloor Property Consultants, our RICS-accredited surveyors deliver more than a checklist—we provide the expert insight you need to make confident decisions. Whether it’s a Level 2 or Level 3 survey, we help buyers reduce risks, protect budgets and secure peace of mind.
Considering a purchase? Book your RICS survey with us today and move forward with certainty.
