RICS Level 2 Survey in Ashington

In Ashington, the make-up of the housing stock creates a set of issues that make a professional survey well worth having. Terraced houses account for 39.0% of properties and semi-detached homes 34.6%, and these common house types often show the kind of age-related wear we see time and again. A good number were built when building regulations were less demanding, so inadequate damp-proof courses, limited insulation and original electrical systems that no longer meet current standards still crop up regularly. Our team sees these defects across the town, from Alexandra Road to the Newbiggin Road area.

Ground conditions matter here as well. Ashington stands on Carboniferous rocks, including coal measures and sandstone, with superficial deposits of glacial till, boulder clay, common across the area. Clay-rich soils bring a moderate to high shrink-swell risk, especially in very wet or very dry spells, and that can affect foundations and contribute to structural movement. Not every home will suffer from it, but properties with nearby trees or poor drainage are more exposed. That is why our surveyors look closely for early signs of subsidence or heave, particularly near the River Wansbeck valley or in spots with documented clay substrata.

Homes close to the River Wansbeck come with extra environmental points to check. Low-lying areas near the river can be affected by surface water flooding and fluvial flood risks, so during the inspection we look for obvious signs of water damage and any flood mitigation measures already in place. Knowing about these local conditions can help you plan for likely future costs and insurance requirements. We also check for clues to past flooding near the watercourse, including watermarks, stained plasterwork and warped flooring that may point to earlier water ingress.

Then there is Ashington's mining past. Not every property is affected, but in some locations there may be mining-related stability concerns linked to former ground workings. Our surveyors make a visual check for structural movement, cracking and subsidence that might suggest ground instability. We also advise buyers to obtain a coal mining search during conveyancing, so it can be compared with what we have found in the survey to give a fuller picture.

• Terraced houses (39%)
• Semi-detached homes (34.6%)
• Detached properties (16.5%)
• Flats and apartments (9.6%)

Damp is one of the things we most often pick up in Ashington's older homes. Rising damp, penetrating damp and condensation are especially common in properties built before modern damp-proofing standards became standard practice. Many pre-1919 and interwar houses still have original or inadequate damp-proof courses, and poor ventilation in older homes often makes condensation worse. That can affect the building as well as the people living in it, particularly anyone with respiratory conditions. We often find damp in ground floor rooms of terraced properties on streets such as St. James Street, and in basement areas where the original construction does not have proper damp-proofing.

Roofing defects come up a lot too. Around 25-30% of Ashington's housing stock dates from the pre-1919 period, so original slate and concrete tile roofs are still a familiar sight. We regularly report slipped tiles, damaged flashing and deteriorated felt, all of which can let in leaks and water ingress. Where the roof space can be reached, our surveyors inspect rafters, joists and insulation for rot, pest infestation and poor ventilation that may weaken the structure over time. Main Street and the older parts of the town centre are places where these roof defects often show up, simply because of the age of the housing stock there.

Services are another regular concern, especially in homes built before 1980. Original wiring may include rubber-insulated cables or aluminium wiring, both of which carry fire risks, while galvanised steel or even lead pipes can affect water quality and pressure. Many older houses also have inadequate earthing, which is a basic part of modern electrical safety. Our Level 2 Survey includes a visual review of these services, flagging obvious defects and any areas that need further checks by qualified electricians and plumbers. In the 1930s-built semi-detached estates around the hospital, we have often found outdated consumer units and poor earthing arrangements.

Timber defects are another recurring issue in Ashington's older stock. Woodworm infestation, wet rot and dry rot can all affect floor joists, window frames and roof timbers, particularly where damp has been left unchecked or ventilation is poor. Our surveyors tap test timber and probe it where appropriate to judge its condition, so we can pinpoint areas that may need treatment or structural reinforcement before the problem gets worse.

Ashington continues to grow, and several new housing estates are adding modern homes to the area. Wansbeck Gardens by Bellway, Portland Gardens by Persimmon Homes and The Sycamores by Miller Homes include a mix of 2, 3, and 4-bedroom properties built to contemporary construction standards. New builds benefit from current building regulations and new-home warranties, but a Level 2 Survey can still be useful for spotting snagging issues or defects that have appeared since construction. Even a recently finished property can have faults that are easy for an untrained buyer to miss.

Prices for new builds in Ashington commonly start at £154,995 for smaller terraced homes at Portland Gardens and rise to £299,950 for detached properties at The Sycamores. Even where there is an NHBC or similar warranty, our independent survey still adds value by checking that the property has been built to an acceptable standard. Our inspectors regularly spot typical new build issues, including poor sealing around windows, inadequate drainage gradients, cosmetic defects and problems with integral garages that are not always obvious at first glance. We can also flag items that may sit outside the builder warranty, or need sorting before the warranty period runs out.

Ashington Town Centre has a designated Conservation Area, and there are also listed buildings in the town, including the former Ashington Urban District Council Offices on Lintonville Terrace. Properties in these categories often call for a closer look because of their historic importance and the planning restrictions that can apply. A RICS Level 2 Survey can still give useful condition advice for a conservation area property, but older or historic buildings are sometimes better suited to a RICS Level 3 Building Survey. If you are buying a listed building, we can advise whether a Level 2 survey is likely to be enough or whether a more detailed inspection would be the better option.

Older Ashington homes were often built in ways that differ markedly from modern practice. Solid wall construction, original lime mortar pointing and period details all need the right sort of assessment. Our surveyors are used to these traditional methods and know the kinds of defects that can be overlooked by people who are less familiar with older buildings. We understand, for instance, that lime mortar pointing should not be judged by the same standards as modern cement-based renders, and we can recognise historic repair methods that may not match current building standards but are still appropriate for period properties.

Buying a period property in Ashington often raises the question of Level 2 or Level 3. We can advise on that based on the age, condition and complexity of the building. For homes with significant historical value, or properties that need major renovation, a Level 3 survey gives much more detail on structural elements, defect diagnosis and likely repair methods and costs. Get in touch about the specific property and we will recommend the survey level that suits it best.