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Valuations in Sutton Coldfield
Sutton Coldfield HomeBuyer Survey Case Study: 1935 Semi-Detached House
RICS HomeBuyer Survey example for a typical 1935 semi-detached house in Sutton Coldfield (B72). This case study highlights common defects in 1930s homes including roof condensation risks, thermal movement cracking, damp and ventilation issues, and safety items, so buyers know what to check before exchange.
Property Type and Construction
Typical semi-detached property dating from around 1935. Solid walls, two-course engineering brick damp proof course (DPC), tiled roof, and replacement windows.
The flat roof to the bay is very thin. It is unlikely to be insulated, which means it may be cold and prone to condensation.
Brickwork Movement Between Window Openings
The fracture in the brickwork between the two window openings appears to have moved in a horizontal direction. This is most consistent with thermal movement causing the brickwork to crack at its weak point between the openings.
Frost Damage Below the Damp Proof Course
Bricks below the two-course engineering brick DPC have lost their faces due to frost action when the masonry has been damp. This is not currently significant, but the affected bricks will eventually need to be cut out and replaced.
Engineering bricks are almost impervious and form excellent damp barriers.
Underfloor Ventilation Blocked by Porch
The construction of the porch has blocked an important underfloor air vent. Good underfloor ventilation helps remove moisture and reduces the risk of timber decay and wood-boring beetle activity in suspended timber floors.
Ventilation Duct and Condensation Risk
A ventilation duct cover was noted for a toilet adjacent to the rear porch. Internally, the duct has been plastered over, which has created a cold spot where condensation forms.
The duct has been plastered over on the inside of the property resulting in condensation forming on the relatviely cold spot.
Electrical Safety Hazard
A 240-volt cable was observed running across the ground with no protection from gardening tools. This presents a significant safety risk.
Original Lath and Plaster Ceiling
The ceiling appears to be original lath and plaster. This construction relies on plaster being forced through narrow gaps between laths. Over time, vibration and thermal movement can cause brittle plaster to crack, producing the typical pattern of fractures.
Textured coatings are sometimes applied to conceal earlier cracking and unevenness.
Glazed Door Safety
The glazed door should be replaced with a door fitted with toughened safety glass to reduce the risk of serious injury if somebody falls against it.
Surface-Mounted Wiring and Low-Level Socket Risk
Surface-mounted cabling to a socket can indicate poor workmanship. Low-level sockets are also vulnerable to knocks from vacuum cleaners and impacts, which can expose live parts if the fitting is damaged.
Quarry Tile Floor and Damp Joints
Typical quarry tile floor. These floors can develop damp joints, particularly where tiles are laid on ash or low-quality concrete bases. They are usually best kept uncovered and well ventilated.
Firewall Defect and Roof Undersheet Considerations
The top of the firewall is missing, which may allow fire and smoke to spread between adjoining properties.
The pointing to the underside of the tiles has long fallen away. This is not usually significant except in extreme weather, when wind pressure can force tiles off the opposite roof slope. Modern roofs typically include a felt underlay to reduce this risk.
The adjacent property has had spray foam installed. The long-term effects on roof timbers are not always clear and there can be risks where moisture becomes trapped against battens and rafters, or where condensation occurs within the roof void.
RICS Homebuyers Surveys and Reports by Sutton Coldfield Surveyors
