RICS Level 2 Survey in Acomb

Our Level 2 HomeBuyer Report gives a close inspection of the property's accessible parts and highlights defects that could affect value or lead to costly repairs. We look at the roof structure, walls, windows, doors, dampness, timber conditions and the building's overall integrity. Each report also includes a market valuation and an insurance rebuild cost, so you have a clear view of what the property is worth. We cover all visible and accessible elements, giving you a full assessment of condition.

Acomb has a large run of homes built between the 1920s and 1970s, and our surveyors regularly spot issues linked to ageing construction in that stock. Much of the housing in this York suburb is brick-built, and we often see wear to roofing materials, original windows and damp-proof courses that may be beyond their effective lifespan. In houses from this period, original features commonly need attention after decades of use.

Each part of the property is given a clear traffic-light rating, from red, which means urgent attention is needed, through to green for a satisfactory condition. That makes it much easier to see what needs dealing with straight away and what can simply be kept under review. We also set out practical maintenance advice and note any specialist investigations that may be needed. It is a simple visual guide, and it helps you prioritise quickly.

With the Level 2 Survey, we also provide a market valuation using current property data for the Acomb area. We compare the home against recent sales of similar properties nearby to arrive at an accurate figure. We also work out the rebuild cost for insurance purposes, so you can put the right level of buildings cover in place. That valuation can be especially useful for mortgage purposes and for checking that you are not overpaying.

• Structural integrity assessment
• Damp and timber condition check
• Roof and gutter inspection
• Electrical and plumbing overview
• Market valuation
• Insurance rebuild cost
• Condition ratings (traffic lights)
• Specialist investigation recommendations

Because so much of Acomb's housing stock was built between the 1920s and 1970s, many homes are now over 50 years old. In our Level 2 surveys, dampness is a frequent concern, especially rising damp in solid-walled properties and penetrating damp caused by defective gutters or roof coverings. The clay soil beneath much of Acomb can make matters worse by stopping ground moisture from evaporating properly. We also find that homes with poor ventilation are more prone to condensation, particularly in kitchens and bathrooms.

Roofing issues come up time and again in our Acomb surveys. Homes dating from the mid-20th century often still have their original concrete or slate tiles, and these may be near the end of their lifespan. We check for cracked or slipped tiles, worn flashings around chimneys and valleys, and blocked gutters that can allow water penetration. Many of these properties also have timber fascias and soffits showing rot or water damage. York's harsh winter weather can speed up the decline of roof coverings, with leaks and internal damage following on.

Older Acomb homes often need work to their electrical and plumbing systems. Properties built before 1980 may still contain old-style fuse boards, cloth-covered wiring and galvanised steel or lead plumbing that does not meet current regulations. Our survey is not a full electrical or plumbing inspection, but we do flag obvious safety concerns and recommend further checks by qualified electricians and plumbers. Across Acomb, we regularly find outdated consumer units and inadequate earthing.

Properties built before 2000 may contain asbestos-containing materials. We look for visible asbestos in textured coatings, insulation boards and roofing materials, record its condition and, where needed, recommend suitable management or removal by licensed contractors. In Acomb homes from the mid-20th century, we often see asbestos in Artex ceilings and behind original kitchen units. In our reports, we always note the location and condition of any suspected asbestos materials.

Acomb's underlying geology brings some very specific risks for property owners. Boulder clay deposits can cause foundation movement, especially during long dry periods or where large trees stand close to the building. We inspect walls carefully for cracks that may suggest subsidence or heave, with particular attention paid to door and window openings, where movement often shows most clearly. Properties close to mature trees, including those on the leafy avenues leading out of Acomb, need extra scrutiny.