RICS Level 2 Survey in Alston Moor

Our RICS Level 2 Survey gives a visual inspection of all accessible parts of the property. We look at walls, roofs, floors, doors and windows, and check for damp, rot, structural movement and general wear. A clear condition rating system then shows which matters need urgent attention, which ones should be watched and maintained later, and which parts are in acceptable order. For older stone homes in Alston Moor, that means we focus closely on traditional walls, older roof structures and any signs of historic mining activity that could have affected stability.

Services are part of the inspection too, so we review the electrical system, heating and water supply. Our surveyors note whether these appear to be working and broadly safe, although we still advise a qualified electrician or gas engineer for proper testing. In Alston Moor, where a lot of homes still have original wiring from decades past, that first look can point to properties that may need major electrical upgrades before anyone moves in. We record the type of consumer unit, whether RCD protection is fitted and the visible condition of the wiring.

Alongside the condition review, the Level 2 Survey includes a market valuation and an insurance reinstatement figure, so you have a better sense of what the property is worth. With house prices in Alston Moor having moved sharply in recent years, and prices down around 23% from their 2022 peak, an independent valuation helps guard against overpaying. We also flag legal matters that may affect the property, such as boundary disputes or planning constraints, especially in the Alston Moor Conservation Area where alterations can need special permission.

• Visual inspection of all accessible areas
• Condition ratings for defects
• Market valuation and reinstatement cost
• Legal considerations and planning issues
• Energy efficiency assessment (optional)
• Advice on further investigations needed

The housing stock in Alston Moor is distinctive, and our surveyors understand the particular challenges it brings. There are 90 buildings on the National Heritage List for England here, and three of them are Grade II* listed. Many homes in the Conservation Area, which covers the central part of Alston town, were built with traditional stone masonry and lime mortar. Those methods are attractive and historically important, but they call for a different approach from modern cavity-wall construction. Lime mortar, for example, can leave buildings more exposed to erosion and water penetration than homes built with modern cement-based mortars.

Locally quarried sandstone and limestone are the main building materials in Alston Moor, while roofs were once finished with heather thatch or stone flags before Welsh slate became common. Our surveyors examine those traditional materials closely, looking for deterioration, slipped tiles and problems with flashings around chimneys. Age and exposure matter here. The older the property, the more likely it is to have suffered weathering over decades, along with the natural settlement that comes with time. We judge whether cracks or movement suggest a serious structural problem or simply the normal ageing of a historic building. Flagstone roofs are a particular focus, because repairs or replacement using traditional materials can be costly.

For buyers, the market can look attractive, with prices currently around 23-29% below previous peaks. Even so, the age of the housing stock means many properties will have defects that need attention. Our Level 2 Survey sets these out clearly, giving you the choice to renegotiate, ask for repairs before completion, or walk away if the problems are too serious. Since most homes in Alston Moor pre-date 1919, a proper survey is especially useful. Historic bastle houses, Georgian and Victorian homes, and newer builds all sit side by side, so every property needs its own assessment rather than a blanket assumption.

• Stone wall deterioration and mortar decay
• Roof condition and slate/tile damage
• Damp penetration in solid walls
• Timber rot and woodworm in roof structures
• Condition of chimneys and flashings
• Historic mining subsidence risk
• Outdated electrical systems
• Inadequate insulation in older properties

Not everything in Alston Moor is historic. There are also new build developments in the area, offering modern standards of construction and better energy efficiency. Bruntley Meadows, for instance, has detached bungalows with air source heat pumps, solar panels and triple glazing, supported by a 10-year NHBC warranty. Forest Drive takes a similar approach, with contemporary homes built to sit comfortably in the local landscape, using natural slate roofs and stone-facing walls.

Even where a home is newly built, a RICS Level 2 Survey still gives useful reassurance. The NHBC warranty may cover major structural defects, but our survey can still pick up snagging items, minor defects and places where the workmanship may fall short of expected standards. For buyers at Bruntley Meadows or Forest Drive, that means an extra check that the property has been built properly and that any problems are identified before move-in. We examine the finish, the operation of windows and doors, and how the services have been installed.

Those new homes also represent a serious outlay, with prices starting around £375,000 for properties at Bruntley Meadows. An independent survey helps confirm value for money and points out anything that may need to be raised with the developer. Our surveyors are used to common modern-build issues, including air tightness, ventilation and the correct installation of heat pump systems. The report gives you clear information and a steadier basis for buying your new home.