Roof, damp and drainage checks on a 1950s semi: a Level 2 survey in St Helens
Our client commissioned a RICS Level 2 Home Survey on a three-bedroom, two-storey semi-detached house in St Helens, believed to date from the 1950s–1960s. The property was of traditional construction, had not been extended, and was located within an established residential area popular with families.
The property
Our client commissioned a RICS Level 2 Home Survey on a three-bedroom, two-storey semi-detached house in St Helens, believed to date from the 1950s–1960s. The property was of traditional construction, had not been extended, and was located within an established residential area popular with families.
At first glance, the house appeared to be a reasonable purchase. However, as is often the case with properties of this age, our inspection revealed a number of hidden and potentially costly defects that were not immediately obvious during a viewing.
1950s Semi-detached house of traditional construction (pixelated to maintain confidentiality)
Survey summary
The survey identified several issues requiring urgent attention, particularly relating to the building fabric and safety:
Key survey findings
Roof and Chimneys
- The natural slate roof covering showed signs of advanced wear, with damaged slates, missing ridge tiles and blocked valley gutters.
- Temporary repairs using lead straps indicated the roof was nearing the end of its serviceable life.
- High moisture readings were recorded within the roof space, increasing the risk of timber decay.
- Both chimney stacks were defective, with cracked flaunching, failed mortar pointing, split lead flashings and one stack showing signs of leaning, raising concerns over long-term stability.
Chimney stack leaning
High damp readings recorded to timber battens
Dampness and Main Walls
- No visible damp proof course was identified, which is common in houses of this era.
- Elevated moisture readings were detected at chimney breasts, internal walls and ground floor areas.
- External brickwork had been repointed using a hard cement mortar, incompatible with the original softer masonry. This was trapping moisture and contributing to internal dampness.
- The scale of deterioration meant extensive repointing using lime-based mortar was recommended, along with further investigation of cavity wall insulation and wall ties.
Hard cement mortar used and in poor condition
High moisture readings recorded around door opening
Internal Floors
- Uneven floors were noted in the lounge, suggesting potential movement or deterioration of the suspended timber floor structure.
- Sub-floor ventilation was inadequate in places, increasing the risk of timber rot where dampness is present.
- Further investigation by a specialist contractor was advised before legal commitment.
Uneven floor in lounge
Fire Safety Concerns
- Fire precautions were considered inadequate for modern standards.
- The property relied on dated, battery-operated smoke alarms, with no mains-powered system installed.
- No heat detector was present in the kitchen.
- Some first-floor windows did not provide a suitable means of escape in the event of a fire.
Battery powered smoke detectors
Drainage
- Evidence suggested the drainage system had recently backed up, with residual waste visible.
- Continuous flow was observed during inspection, possibly due to a shared drainage system.
- A CCTV drainage survey was strongly recommended to assess the condition of the underground drains before purchase.
Sewage visible in drainage runs
What do these findings mean?
Why This Matters
Defects such as roof failure, damp penetration, unsafe fire precautions and compromised drainage can result in significant unexpected costs if not identified early. Left unresolved, these issues may also affect mortgage lending, insurance availability and future resale value.
By commissioning a Level 2 Home Survey, the buyer gained a clear, evidence-based understanding of the property’s true condition, allowing them to make an informed decision and avoid costly surprises after completion.
Outcome and Value for the Buyer
Armed with a detailed and independent survey report, the buyer was able to:
- Renegotiate the purchase price to reflect the extent of repairs required
- Budget realistically for future works, including roofing and damp remediation
- Prioritise safety-critical issues such as fire protection and drainage
- Proceed with confidence, knowing the risks and responsibilities involved
This is a clear example of how a professional survey can protect buyers from hidden defects and strengthen their negotiating position.
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