This is a Level 2 Home Survey prepared in accordance with the RICS Home Survey Standard (November 2020). It reports on the general condition of the property and identifies significant defects and issues that should be addressed. It does not include a structural survey or a valuation.
The survey was carried out on 16 April 2026. Weather at the time of inspection: dry, clear, 12°C. Time on site: 09:15–12:40.
About this property
14 Birkdale Road is a three-bedroom, two-storey Edwardian semi-detached house built c.1905–1910. It sits in a predominantly residential street in the S10 catchment, a popular owner-occupier area approximately 2km south-west of Sheffield city centre.
Construction type
Solid brick, English garden-wall bond. Lime mortar originally — now partially cement-repointed to front.
Roof (main)
Pitched. Welsh slate with scattered replacements. Clay ridge and hip tiles. Lead flashings.
Suspended timber boards over sub-floor void. Air bricks to front and side elevations.
Upper floors
Timber boards on timber joists. No movement felt when walked.
Windows
Timber sash, original to the property. Single-glazed. Working condition throughout.
Internal walls
Lath-and-plaster throughout, with some later patching in hall and landing. Solid party wall.
Services
Gas central heating (combi boiler, 2021). Mains electric, gas, water and drainage. Lead mains supply to stopcock.
This description is provided once. Section B below records condition and defects only — not repeated construction descriptions. This is intentional: it keeps the report readable and focuses your attention on what matters.
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Yes — with your eyes open. 14 Birkdale Road is a well-built Edwardian house in sound condition for its age. The defects I have found are real and need attention, but none of them changes the character of the property or suggests hidden problems. Tackle the rear roof slippage and the ceiling stain promptly; address the bay cill within the year. The rest can wait. Budget £1,350–£2,050 for first-year repairs.
Condition rating summary
All elements inspected are rated below. CR1 (green) = no action needed now. CR2 (amber) = plan for repair. CR3 (red) = urgent action required.
Element
Rating
Note
External
B1 Chimney stacks
CR2
Front stack: lead flashings lifting. Schedule re-dressing.
One stack to the front. Brickwork and pointing in fair condition. Lead stepped flashings to the front are beginning to lift at the brick-lead junction on the west face.
No active leak was evident at the time of inspection. The flashings should be re-dressed before the next winter season to prevent water tracking down the stack internally. The rear has no stack (combi boiler flue only).
B2 Roof coverings — rear addition CR3
Element
Concrete interlocking tiles, rear addition single-storey roof. Probably original to 1980s extension. Main roof covering (Welsh slate) is satisfactory and rated CR1.
Defects observed
Four tiles slipped out of position on the north-west slope. One tile missing entirely. Drone confirmed no sarking felt visible yet, but batten ends exposed.
Risks
Each rainfall event drives water under the slipped area. Once the sarking felt below is saturated, ceiling staining to the kitchen will follow. One or two more rain cycles from that point.
Advice
Roofer to reinstate slipped tiles, replace the missing tile with a matched reclaimed one, and replace all aluminium tile clips on that slope with stainless steel while the access is set up. Indicative cost: £450–£650.
Cast-iron gutters and downpipes throughout, original to the property. Functional and recently cleaned.
There is minor surface oxidation on the rear downpipe, which should be wire-brushed and repainted at the next opportunity to preserve the cast iron. Not a matter for urgency.
B4 Main walls — cementitious repointing causing spalling CR2
Element
Solid brick construction, 225mm English garden-wall bond, four elevations. Lime mortar originally. Front elevation repointed at some stage in cementitious (cement) mortar.
Defects observed
Three bricks showing face spalling at DPC level on the front elevation. Cement mortar harder than the original brick. Flank wall retains original lime pointing in good condition.
Risks
Progressive over years, not months. The cement-bedded bricks will continue to spall as moisture is forced to the brick face. No structural concern in the short term.
Advice
When scaffolding is next erected to the front elevation (for chimney or other works), commission a lime-mortar repoint matching the flank wall. This is not urgent but should not be done in cement again. Budget: £3,500–£5,500.
Contractor: Heritage pointer with lime-work experience · Timeline: 10–20 year horizon · Cost indication: £3,500–£5,500
Edwardian property insight
Solid brick walls built before 1920 were designed to work with lime mortar, which is softer and more flexible than the brick. When cement mortar is used in repointing, the differential hardness causes the brick face to spall over time. Always specify NHL 3.5 or similar lime mortar when repointing pre-1920 solid brick.
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Timber sash windows throughout, original to the property. Bay window to ground floor front. All sashes operating. Single-glazed throughout.
Defects observed
Wet rot to the west-facing timber cill of the bay window. Screwdriver test: penetration 8–10mm without resistance. Paintwork has failed on the underside of the cill.
Risks
Rot is currently confined to the outer 25–30mm. If left, it will progress to the full cill section, compromise the bottom rail fixings of the sashes, and allow damp penetration to the plaster below.
Advice
Cut out the rotted section and splice in a new oak cill piece with a proper drip moulding. Prime all six faces of the new timber before fixing. Repaint the complete cill and bottom frame. Do this now: £600–£900. Leave it two years: £2,000+.
Contractor: Joiner with heritage/sash window experience · Timeline: Within 3 months · Cost indication: £600–£900
CR1
B6 Outside doors
Front door: original painted timber with stained glass, in good condition. Rear: modern uPVC, functional.
CR1
B8 Other external
Front path: original Yorkstone flags in fair order, minor undulation only. Rear garden: lawn and borders. Rear addition elevation in fair condition.
Section B — Internal
Internal condition
CR1
B9 Roof structure
Inspected from loft hatch. Couple rafter construction, original softwood. No visible movement, rot, or evidence of beetle. Insulation present.
B10 Ceilings — active stain, front-left bedroom CR3
Element
Lath-and-plaster ceilings throughout with some patching in the hall. Generally in good condition.
Defects observed
Active tidemark stain on the front-left bedroom ceiling, approximately 400mm × 600mm, directly below the bathroom above. Damp meter: 18–22% on stain, 6–8% elsewhere. Actively wet.
Risks
Ongoing water ingress. The source is almost certainly the bath overflow or the bath-wall sealant junction above. Left unchecked, the plaster below will eventually fail.
Advice
Commission a plumber on the day of completion to investigate the bath overflow and re-seal as required. Let the ceiling dry for a fortnight, then apply a stain-blocking primer and redecorate. Total cost: £80–£280 for plumbing + £150–£250 for redecoration.
Contractor: Plumber, then decorator · Timeline: Day 1 after completion · Cost indication: £230–£530
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Solid masonry internal walls throughout, lath-and-plaster finish. Replastering to hall and landing stairwell, probably 1980s-era. No cracking beyond hairlines consistent with thermal movement. Satisfactory.
CR1
B12 Floors
Suspended timber ground floor; tongue-and-groove boards to upper floor. Both sound when walked. No springiness or deflection noted. Sub-floor air bricks are clear.
CR1
B13 Fireplaces & flues
Three original fireplaces in sitting room, dining room, and front bedroom. Not in active use. Chimney breasts intact. Recommend sweeping and capping before use if required.
CR1
B14 Built-in fittings
Kitchen refitted 2019 with contemporary fitted units. Bathroom functional with bath, WC, and hand basin. No significant defects to fittings.
Section B — Services
Services
CR1
B15 Electricity
Wylex split-load RCD consumer unit. A 2021 EICR certificate was on display, which confirms the installation was tested and is compliant.
CR1
B16 Gas
Worcester Bosch Greenstar 30Si combi boiler, installed 2021. Gas Safe installation certificate available from the vendor. Boiler fired and operating at time of inspection.
CR2
B17 Water
Lead mains supply pipe runs from the boundary to the stopcock under the kitchen sink.
This is a legal matter also noted in Section D. Sheffield Water will replace the external run at no cost under their lead pipe reduction scheme. The internal section (boundary to stopcock) is the buyer’s responsibility to replace. Budget: £400–£800.
CR1
B18 Heating
Gas central heating throughout via the 2021 combi boiler. Radiators to all habitable rooms. System functional at inspection.
CR1
B19 Drainage
Mains drainage. Inspection chamber to the rear garden lifted and checked. Flow is normal. No blockages or structural issues noted.
CR1
B20 Fire safety
Mains-connected smoke detectors on ground and first floors. No carbon monoxide detector noted — recommend fitting one adjacent to the boiler as good practice.
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Three repairs need to happen quickly. Everything else can wait. Do not let a contractor tie the longer-term work to the urgent jobs — they are independent.
When
Work required
Who
Cost range
Day 1
Investigate bath overflow; re-seal bath surround; let ceiling dry, then redecorate
Plumber + decorator
£230–£530
Within 4 weeks
Reinstate 4 slipped roof tiles; replace missing tile (reclaimed match); replace aluminium clips with stainless steel on that slope
Roofer
£450–£650
3 months
Cut out and splice bay window cill; prime all faces; repaint cill and full frame
Joiner (heritage/sash)
£600–£900
Year 1
Replace lead mains supply pipe from boundary to stopcock (Sheffield Water replaces external section free)
Plumber
£400–£800
Year 2–3
Re-dress chimney lead flashings to front stack
Roofer
£350–£600
10–20 years
Lime repoint front elevation when scaffolding is next erected for other work
Heritage pointer
£3,500–£5,500
All cost indications are based on current Sheffield contractor market rates (April 2026) for labour and materials. These are guidance figures only — not quotations. Obtain a minimum of two competitive quotes before instructing any contractor. Costs do not include any access equipment unless stated.
First-year repair budget summary
CR3 urgent
£680–£1,180
CR2 planned
£1,000–£1,700
Total year 1
£1,680–£2,880
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Party wall (Party Wall etc Act 1996): The party wall to No. 16 includes a retaining section to the rear garden. Any future underpinning or excavation within 3m of the party wall structure falls under the Act — notify the adjoining owner at least two months before commencing works.
Boundary ownership: The boundary fence to the north appears to belong to No. 16 (T-mark on the 2004 conveyance plan). Confirm with your solicitor before the exchange.
Rear extension — planning consent: The rear kitchen extension was added in 2015. Ask the seller to provide either the planning consent reference or a permitted development certificate (LDC). Without one, your solicitor should seek an indemnity insurance policy.
Lead supply pipe: The mains water supply to the property is lead from the boundary to the internal stopcock under the kitchen sink. This is a matter for your solicitor to note. Contact Sheffield Water to arrange the free external replacement scheme. The internal section is the buyer’s responsibility (see B17 and remedial cost table).
Section E
Risks to building, grounds and people
Risks to the building
Water ingress through rear roof slippage. Active ceiling stain from bathroom above. If not addressed, structural damage to floor joists and ceiling is possible within one to two years.
Risks to the grounds
No significant ground-related risks identified. Sub-floor void ventilation is adequate. No evidence of subsidence or heave.
Risks to people
Lead supply pipe: low-level ongoing exposure risk particularly for young children and pregnant women. No CO detector present: recommend fitting one adjacent to the boiler. No other immediate safety risks identified.
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AI use statement — RICS Responsible Use of AI Standard (September 2025)
This report was drafted with assistance from Claude Sonnet 4.6 and Opus 4.7 (Anthropic), under the direction of the named surveyor. The AI was provided with the surveyor’s site notes, Plaud dictation transcript, photographic record, and the property’s Master Context data. No fabricated observations have been introduced — all findings in this report are derived solely from data captured on site by the surveyor.
Every section of this report has been reviewed, edited, and approved by Laura Charlesworth MRICS before release. The surveyor is fully responsible for all findings, condition ratings, recommendations, and professional opinions expressed herein.
A full audit log (AI prompts, generated drafts, surveyor edits, approval timestamps) is retained in accordance with the RICS Professional Indemnity Insurance requirements (minimum 15-year retention). Available on request.
You were informed of AI involvement in your terms of engagement. If you wish to request a copy of the audit log, contact laura@inhousesurvey.co.uk.
Surveyor certification
I confirm that I have personally inspected the property at 14 Birkdale Road, Sheffield S10 3QR on 16 April 2026. This report represents my professional opinion based on that inspection. I have the appropriate competence and experience to carry out a Home Survey Level 2 at this property.
This report has been prepared in accordance with the RICS Home Survey Standard (November 2020). Its use and reliance is subject to the standard terms of engagement accepted by the client at the point of instruction.
Signature
Laura Charlesworth MRICS
Chartered Building Surveyor · InHouse Survey · RICS Regulated
Date:
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