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Chartered surveyors in Manchester

6 RICS surveyors covering 16 postcode districts around Manchester, in the North West. RICS Home Survey Level 2 and Level 3, and RICS Residential Valuation.

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Within a couple of kilometres of Manchester city centre, almost two thirds of homes were built after 2000, and surveying that stock is less about decay and more about finish quality and the documents behind it. Step out into the suburbs and the picture changes completely, which is why over half the reports we issue here are on houses built before the mid 1960s. We have issued more than 450 reports across Manchester since 2023, which makes it our largest single patch. The Irwell, the Irk and the Mersey all run through the conurbation, with twenty designated flood areas close to the centre, so we routinely point buyers at the formal flood searches. Parts of the city also sit over the Lancashire Coalfield, and where the geology warrants it we will say a mining report is worth commissioning before exchange.

Local conditions

What we check in Manchester.

Drawn from official open data for this area, not written from a template. It tells you what a survey here has to account for. It is not a substitute for the formal searches, and we say where those live.

River Mersey and River Irk
Flood risk is one of the first things we check, because it affects insurance, lending and what we look at underfoot. The River Mersey, River Irk, River Irwell, Cringle Brook are all within reach of Manchester.Check this property on the official service
Historic coal mining area
Manchester sits within the Lancashire Coalfield. Past workings can mean shallow mine entries and settlement, so where the geology warrants it we will tell you to get a Coal Authority mining report before you exchange.Check if a property is affected by coal mining
2000 onwards leads locally
Across the 185 homes we have surveyed in and around Manchester, 34% were 2000 onwards. Era decides what we look hardest at — damp-proof courses, wall ties, or first-generation cavity insulation.What a survey covers
Local authority
Building control records, conservation area status and planning history for Manchester sit with the council here. Where alterations look unauthorised we will say so, and tell you what to ask your solicitor to confirm.

Sources: Environment Agency flood areas and ONS boundary data, both Open Government Licence; coalfield extents from published Coal Authority and BGS mapping. Coalfield boundaries are indicative. A mining report is the authoritative answer for any individual property.

The housing stock in Manchester.

62.9%

of homes within 2.4km of the centre were built in 2000 onwards. Age is the strongest single predictor of what a survey finds, so it is where we start before we have seen the property.

Homes in Manchester by construction era, compared with England and Wales
BuiltShareCompared with England & WalesHomes
Pre-19006.5%-9 pts6,050
1900–19292.2%-7.8 pts2,020
1930s0.2%-9.7 pts220
1945–19643.4%-12.9 pts3,140
1965–198213.8%-4.5 pts12,860
1983–199911%about average10,270
2000 onwards62.9%+44.8 pts58,550

93,110 homes across 77 statistical areas within 2.4km of the centre. The marker on each bar is the England and Wales share. Source: Valuation Office Agency, Council Tax stock of properties, © Crown copyright, Open Government Licence v3.0.

What that means on an inspection

2000 onwards

Modern insulated construction to current Building Regulations, normally with a ten-year structural warranty, high levels of airtightness and mechanical ventilation in the newest homes.

What we usually find. Structural defects are uncommon; the recurring themes are condensation and interstitial damp where airtight construction meets ventilation that is switched off or never commissioned, along with workmanship snags in newer developments.

Worth knowing. On flats and any property with external wall insulation or cladding, establish the position on fire safety documentation early, as it can hold up a sale regardless of the building’s condition.

1965–1982

Cavity walls with insulation increasingly built in, flat-roofed elements such as garages, dormers and rear additions, and a broader range of manufactured materials.

What we usually find. Flat roofs of this era are frequently on their second or third covering and are a common source of water ingress. Textured coatings applied before the mid-1980s may contain asbestos, as may some cement products, soffits and floor tiles.

Worth knowing. Asbestos-containing materials are usually safe if undisturbed and in good order, but they matter a great deal if you intend to remove ceilings, take down a garage or open up the layout.

These are tendencies of the local stock, not findings on any particular house. A well-maintained Victorian terrace can be in better order than a neglected 1990s semi, which is the entire reason a survey is done on the building in front of you rather than on its postcode.

Our own record here

What we have surveyed in Manchester.

Aggregate figures only, with no property identifiable.

188reports issued in Manchester since 2023, including 119 surveys and 64 valuations. Every one inspected by an RICS surveyor who works this area.

The ages we have been inside

2000 onwards34%
1900–192923%
1930s and 40s17%
Pre-190011%
1983–19996%
1950s and early 60s6%

What they are

Semi-detached house33%
Mid-terraced house29%
End-terraced house14%
Mid-floor apartment10%

Across the 185 homes behind those reports.

Most often 2000 onwards. Structural defects are uncommon; the recurring themes are condensation and interstitial damp where airtight construction meets ventilation that is switched off or never commissioned, along with workmanship snags in newer developments. Your report is written around what your property actually is.

Counted from our own job records, issued reports only. Aggregate figures: no address, client or property detail is published, here or anywhere on this site.

Areas we cover

Across Manchester and around it.

  • Ancoats
  • Northern Quarter
  • Spinningfields
  • Castlefield
  • Hulme
  • Rusholme
  • Fallowfield
  • Didsbury
  • Chorlton
  • Withington
  • Moss Side
  • Whalley Range
Buying here

What to check before you buy in Manchester.

  • Damp and CondensationManchester's climate can make properties prone to damp, leading to issues like mould growth. Period properties and poorly ventilated homes are particularly susceptible.
  • Roofing ProblemsMany older homes in Manchester come with ageing roofs that may require repair or replacement.
  • SubsidenceWhile not widespread, some areas with clay soil can experience subsidence issues, causing gradual sinking of the property.
  • Timber DecayWooden features, including beams and floorboards, can suffer from rot and woodworm, especially in older properties.

Mitigating Factors

  • SurveysA comprehensive RICS Home Survey can pinpoint many of these issues before the transaction, saving you future headaches and costs.
  • Renovation GrantsSome local authorities offer grants for necessary repairs on older properties.
  • InsuranceSpecialised insurance products are available to cover specific structural issues.

Considerations for Different Property Types

  • Victorian & Edwardian HomesGenerally robust but may suffer from damp and timber decay.
  • Post-war HomesTypically lower maintenance but may still suffer from roofing issues.
  • Modern BuildsGenerally come with a 10-year NHBC warranty but still advisable to get a survey for peace of mind.
Real surveys

Properties we have surveyed in Manchester.

Written up from real inspections, anonymised. The clearest picture of what a survey here actually tells you.

Level 3

Damp, decayed timber and unsafe electrics: a Level 3 survey of a 19th century Manchester home

The property is considered to be a reasonable purchase although there are a number of defects which require attention, and which will require some expenditure at the outset. You should investigate the cost of these works prior to commitment to purchase. Once these works have been undertaken to a satisfactory standard, normal ongoing maintenance will be required to ensure that the property…

7 key findings
Read the case study →
Level 3

Cavity wall ties, damp and fire risks: a Level 3 survey of a period semi in Manchester

Our surveyors were instructed to carry out a RICS Level 3 Home Survey on a traditionally constructed two-storey semi-detached house dating from circa 1930–1950, located in an established residential area of Greater Manchester.

6 key findings
Read the case study →
Available in Manchester

Which survey do you need?

RICS Level 2

RICS Home Survey — Level 2

A conventional house or flat, built this century or last, in reasonable order

In detail →
RICS Level 3

RICS Home Survey — Level 3

Older, larger, altered or extended, or anything already showing signs of movement or damp

In detail →
Red Book

RICS Residential Valuation

You need a figure rather than a condition report, for probate, Help to Buy or shared ownership

In detail →

Your fixed price is confirmed in writing before you instruct us, and it does not change afterwards.

Nearby

We also cover.

Swinton7 surveyorsAtherton7 surveyorsEccles7 surveyorsIrlam7 surveyorsPartington7 surveyorsSale7 surveyors

Buying in Manchester?

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