RICS Level 2 Survey in Allerthorpe

The RICS Level 2 HomeSurvey suits properties in reasonable condition, with a careful inspection of all accessible areas, including the roof, walls, floors, windows and doors. Our surveyor will point out defects, explain what they mean, and advise on repairs and routine maintenance. You also get clear condition ratings, from Condition Rating 1, which means no issues, through to Condition Rating 3, which means urgent repair needed, so you know exactly what you are buying. We inspect from the roof down to the foundations, checking all visible and accessible elements without moving furniture or lifting floor coverings to look for hidden defects.

Allerthorpe has many homes that date back decades or even centuries, so we pay close attention to dampness, structural movement and the state of older roofing materials. The village also includes several Grade I and Grade II listed buildings, and we understand the extra care needed for historic property work, including traditional solid-wall construction that came before modern cavity wall insulation. Properties such as The Gables, The Grange and the Rookery, and Low Farmhouse all have traditional brickwork, and that calls for specialist knowledge if it is to be assessed properly.

We also include a market valuation and an insurance rebuild cost assessment, which gives you a better sense of whether the asking price stacks up and whether the building is properly insured. House prices in Allerthorpe have moved sharply, with recent data showing prices 37% down on the previous year and 46% down on the 2019 peak of £602,500, so our valuation adds useful context to the decision. For homes near Allerthorpe's common land or around the Pocklington Canal area, we also record any environmental factors that could influence long-term value and day-to-day use.

Energy efficiency is part of our Level 2 survey too, and that matters especially in older village properties that may have little or no modern insulation. We look at windows, doors and any obvious places where heat could be escaping, so you have a clearer picture of future running costs for the property.

• Detailed visual inspection of all accessible areas
• Condition ratings for each element
• Market valuation and rebuild cost assessment
• Advice on repairs and maintenance
• Energy efficiency observations
• Flood and drainage risk assessment

We often find the same sorts of problems in Allerthorpe and across the wider East Riding of Yorkshire. The village's older housing stock, including homes built before modern building regulations, can show dampness where damp-proof courses have failed or moisture has bridged across walls. Along Main Street and close to the village centre, we have seen rising damp in solid walls, especially where ground levels have been raised over the years or where render has trapped moisture. Using moisture meters alongside visual inspection, our surveyors judge how far any damp issue has spread and suggest suitable remedial work.

Clay-rich soils in this part of Yorkshire can also lead to subsidence, particularly where trees sit close to foundations. During dry spells, the shrink-swell behaviour of clay soils can trigger foundation movement, and that can show up as structural cracking, which we assess with care. Walls, ceilings and door frames are all checked for signs of movement, and we note any cracks that might point to subsidence still being active. Homes near Allerthorpe Common or the Pocklington Canal can bring extra drainage matters into play, and we factor those into the assessment.

Roofing faults turn up often too, especially where older houses still have original tiles that are simply at the end of their useful life. Allerthorpe Hall, built of red brick with pantile and plain tile roofs, is a good example of the traditional roofing materials used locally. Our surveyors look for missing or broken tiles, sagging rooflines and evidence of leaks, past or present. We also check fascias, soffits and gutters, which can wear down quickly in the Yorkshire climate. Flat roof sections, especially on extensions and garage conversions, are prone to ponding and membrane failure.

Period properties often have windows and doors that do not fit as they should, which brings draughts and lower energy efficiency, a real concern with rising energy costs. Many original timber windows in Allerthorpe homes have warped over decades of seasonal movement, leaving gaps that let in a surprising amount of heat loss. Our report records the condition of every window and door, including any double-glazing failures that a casual glance would miss.

Outdated electrical systems and plumbing are common in older homes in the area, and they may not meet current safety standards. We comment on the condition of these services in our Level 2 survey and recommend a further look by a qualified electrician or plumber where needed. That includes the type and age of consumer units, whether modern earthing is in place, and any obvious concerns about wiring condition. Because Allerthorpe sits near the Pocklington Canal and on low-lying land, we also look for drainage problems that could leave gardens waterlogged, especially in the wetter winter months.

• Rising damp and penetrating damp
• Structural movement or subsidence
• Roof condition and tile damage
• Outdated electrical wiring
• Plumbing and water pressure issues
• Windows and door draughts
• Drainage and surface water accumulation

Recent years have seen a fair amount of new development in Allerthorpe, with two main schemes bringing modern lodge-style properties into the village. Allerthorpe Golf & Country Park offers luxury fully furnished lodges, including well-known models like the Pemberton Glendale, Swift Toronto, ABI Beverley, Victory Parkview and Atlas Jasmine. These 2-bedroom and 3-bedroom lodges are priced from around £55,000 to £200,000, so they offer a more affordable way into the local market.

The Melbourne Road development has also introduced traditional new-build houses to the area, with homes available from around £105,000. Newer properties normally need less looking after than older ones, but a RICS Level 2 survey is still useful for spotting construction defects, snagging issues or problems that may have appeared since completion. We often find that buyers assume new-builds are trouble-free, yet our surveyors regularly come across anything from small cosmetic defects to more serious concerns with damp-proofing, insulation and window installation.

Even a brand new home can have faults, and a Level 2 survey gives you a written record of the property's condition at the point of purchase. That matters for new-build lodges at Allerthorpe Golf & Country Park, where the warranty provider may want proof of any issues picked up at the time of purchase. Our surveyors know the construction methods used in modern lodge developments, and they can identify problems that might be missed without direct experience of this type of property.