RICS Level 2 Survey in Allendale

We carry out a RICS Level 2 survey with a detailed visual inspection of every accessible part of the property you are considering. Our surveyors look at the roof structure, walls, floors, doors and windows, together with damp-proof courses, insulation and drainage systems. Each item is given a straightforward condition rating, from "no repair needed" through to "urgent repair needed", so you can see the property’s present condition at a glance. We are trained to pick up both obvious defects and the quieter signs of a deeper problem that a non-specialist might miss.

Flood exposure is part of the survey too, and that matters in Allendale because the River East Allen runs through the village. We look for evidence of previous flooding, water damage or damp that may point to an issue with the property’s relationship to water courses and drainage. On inspections, we have come across homes with old flood damage that had been neatly patched up on the surface, while hidden structural concerns were left to resurface when heavy rain returned.

Where a property sits in Allendale’s conservation area, or is listed, our surveyors give extra attention to traditional materials and original features. The village has a good number of listed buildings built from local sandstone, and anyone buying one of them needs to understand the upkeep involved. We check the stone pointing, look for erosion and weathering, and review any earlier repairs to see whether compatible materials and proper methods were used.

Older homes can also hide hazardous materials, asbestos-containing materials in pre-2000s buildings being a common example, and we explain what should happen next if we find them. Many properties in Allendale were built or altered at times when asbestos was regularly used in construction materials, so our surveyors know the usual hiding places and where to look first.

• Roof structure and covering
• Wall construction and condition
• Damp and timber decay assessment
• Plumbing and electrical condition
• Drainage and external surfaces
• Insulation and energy efficiency

Allendale has a distinctive property market shaped by its position in the North Pennines AONB and by a strong industrial past. In the village centre you will find houses and other buildings dating from the 18th and 19th centuries, including the Hotspur Hotel, originally built in 1806 and extended in 1883, together with the terraces along Leadgate Terrace constructed in 1845. They have plenty of character and historical interest, though age brings the need for a careful inspection. The area’s mining history also means many homes were first built for lead mining workers, and that often shows in their original layout and construction details.

Geology matters here as well. The River Allen cuts through limestone as it passes the village, with glacial deposits above Namurian Sandstone on the western bank. That mixture can affect foundations, so our surveyors know what to look for when checking for movement or subsidence. We pay close attention to homes on the slopes around the village, where ground conditions may change sharply over short distances.

New build activity in Allendale has been modest, but it has continued, with 51 new homes constructed since 2011 according to Northumberland Council data. As of March 2022, there were 23 outstanding planning commitments for new dwellings in the area, including schemes at Swinhope Chapel in Sparty Lea, Deneholme Lodge on The Dene, and land east of Redhurst. These newer homes usually come with modern build standards, though they still benefit from a professional survey to check quality and pick up snagging issues that may sit outside NHBC warranties.

The Allendale Neighbourhood Development Plan has supported gradual growth through small site schemes, with everything from single dwellings to small groups of homes. A new property and a centuries-old cottage both benefit from our Level 2 survey, because the information it gives helps you move ahead with more confidence. Every survey in Allendale brings something slightly different, and our local knowledge helps us spot issues linked to each building type and period.

The property market in Allendale and across the Allen Valleys offers a fine chance to own a home in one of Northumberland’s most scenic areas, although it also brings particular challenges that make professional surveying important. Homes here range from modern builds to properties that are several centuries old, and each type can have issues that only an experienced surveyor is likely to spot. A professional survey gives you the information needed to make an informed choice and budget properly for repairs or maintenance the property may need.

The North Pennines AONB designation covering Allendale brings its own set of considerations for buyers. Properties within the AONB or the conservation area may face restrictions on alterations and improvements, so it is sensible to understand those limits before you complete a purchase. Our surveyors know the planning constraints in the area and can explain how they may affect future plans for the property. We also look for any possible mismatch between the property’s condition and planning consents that may already have been granted.

Some properties in the Allen Valleys are remote, which can make access to services and utilities more involved than it is in larger towns. Our survey looks at the property’s services, including water supply, drainage and electrical systems, and we can comment on concerns linked to private water supplies or septic tanks, both common in rural homes. Getting to grips with those systems before purchase can avoid significant unexpected costs later on.