RICS Level 2 Survey in Arkendale

A RICS Level 2 survey is intended for properties in reasonable condition that were built after 1900. That said, our experienced surveyors regularly inspect older homes in Arkendale as well, including the many Grade II listed buildings such as Grange Barn on Holgate Bank, Dale House Barn on Long Street, and houses built in traditional coursed sandstone rubble with stone-flagged roofs. We carry out a thorough visual inspection of all accessible parts of the property, from the roof space, walls and floors to doors, windows and permanent fixtures.

During the inspection, we look closely at the building's structural condition, checking foundations, walls, floors and ceilings for movement, cracking and general deterioration. We also assess the roof, including tiles, flashing and chimney stacks, which matters all the more in older Arkendale homes where stone-flagged roofs can show age-related wear. Plumbing, electrics and heating installations are reviewed too, so you get a clear picture of the property's overall condition.

In North Yorkshire, certain construction details come up again and again, and our surveyors know to look for them. That includes the narrow handmade bricks used in early 19th-century homes such as Measum House, along with the traditional stonework found in buildings from the 18th century. Many properties in Arkendale also have stone chimney stacks needing specialist assessment, plus original windows and doors that often call for careful upkeep. We record all accessible elements and point out any areas where professional advice is needed.

After the inspection, we send you a detailed report setting out clear ratings for each part of the property, condition ratings of 1 (no repair needed), 2 (repairs needed but no urgent action), or 3 (urgent repairs or serious defects). We also include practical maintenance guidance and flag any legal issues that could affect the value or enjoyment of your new home in Arkendale.

• Structural assessment
• Roof and chimney condition
• Wall and damp inspection
• Windows and doors
• Plumbing and electrical overview
• Energy efficiency considerations

Property buyers in Arkendale need to keep a few local factors in mind, and we take them into account on every inspection. The village has seen periodic flooding, most notably during the winter of 2019-2020, when severe flooding affected Arkendale Road and the area near the Jubilee Recreation Field, making roads impassable and putting homes at risk. Current flood risk for postcodes including HG5 0QH, HG5 0RA, and HG5 0QT is generally very low, but some river levels can still remain high and flood alerts may be issued, particularly in January, when our records show a flood alert was issued for the area.

Ground conditions across North Yorkshire can create shrink-swell risk where soils are clay-rich, and that can affect foundations over time. We check walls carefully for movement and cracking that may point to foundation problems, with extra attention given to properties where cracks are visible or doors and windows stick. This matters especially in older buildings, where the original foundations may fall short of modern standards. We also look for signs of past movement and any remedial work, as both can suggest continuing structural concern.

Arkendale has many properties dating from the 18th and 19th centuries, so traditional materials and building methods need to be assessed properly if deterioration or maintenance issues are to be spotted. The Old School House, which served the community from 1867-1947, and Church Barn from the first half of the 19th century are good examples. Buildings like these call for experienced assessors who understand period construction and can pick up issues that a less experienced inspector may miss. We know what to look for in narrow handmade bricks and traditional lime mortar pointing.

Many Arkendale properties have historic features, and we pay close attention to them. Stone-flagged roofs, stone chimney stacks and coursed sandstone rubble walls all add character, but they also need regular maintenance if water ingress and structural decay are to be avoided. Our reports set out the condition of these elements clearly and explain the sort of upkeep that is typically needed for buildings of this age and construction type.

Arkendale is known mainly for older properties, but buyers should also be aware of newer schemes and proposed development. One planning application has been submitted for four custom build dwellings at Bryan Lodge on Moor Lane, which would increase the village housing stock if it goes ahead. We can assess these new build homes just as carefully as period properties, checking build quality, compliance with building regulations and the condition of modern materials and installations.

A RICS Level 2 survey can still be useful on a new build. Newer homes should, in theory, come with fewer problems than older ones, but defects in construction, issues with fittings and concerns around building regulations compliance do still arise. A survey also gives you a record of the property's condition at the point of purchase, which may help later for warranty purposes.

For more modern homes in Arkendale, including those in Manor Park, developed on the site of buildings demolished in 1983, we check the condition of later construction features such as UPVC windows, composite doors and modern heating systems. These properties can bring a different set of issues from older buildings, including poor ventilation or faults with recently fitted items. Our experience with North Yorkshire housing means we know where to look.