RICS Level 2 Survey in Bardon Mill

Our RICS Level 2 survey looks closely at the property's condition, checking all accessible areas, including the roof, walls, floors, windows and doors. We look at the building's structural integrity too, picking up on signs of damp, rot, subsidence or structural movement that could affect value or lead to expensive repairs. We also assess the visible parts of the services, so electrical, gas and plumbing systems are reviewed where we can see them.

Bardon Mill has a significant proportion of properties that are over 100 years old, so we give extra attention to the issues that turn up in older stone-built homes. Rising damp can be a concern in traditional properties, roof coverings may show the wear of decades of Northumbrian weather, and older electrical installations may fall short of current regulations. We also look at extensions and alterations, checking that they have been built properly and have not undermined the building's integrity.

All around the village and the surrounding area, bastle houses appear again and again, those fortified farmhouses that are typical of the Anglo-Scottish border region. With their thick stone walls and traditional roof structures, they need specialist knowledge to judge properly. Our surveyors have experience with places like Millhouse Grange and Grandys Knowe Farmhouse, both Grade II listed bastle houses, and understand the construction methods used in these distinctive buildings.

We send the report within five working days of the inspection, and it gives you a clear RICS condition rating for each part of the property. The ratings are "Green" for no repair needed, "Amber" for urgent repairs needed, and "Red" for serious issues requiring immediate attention. If we find anything major, it is set out first, so you can decide whether to continue with the purchase or go back and renegotiate the price.

• Structural walls and foundations
• Roof structure and coverings
• Damp and moisture detection
• Windows, doors, and joinery
• Plumbing and electrical condition
• Boundaries and exterior joinery

There are a few area-specific points that we always factor into inspections in Bardon Mill. The village sits in the South Tyne Valley, close to the River South Tyne, so some properties may face a higher risk of flooding or damp conditions linked to riverside locations. We check the grounds carefully for signs of water damage, poor drainage or flood mitigation measures that may be needed.

Historical mining activity is another factor we take seriously. Bardon Mill Colliery operated from 1940 to 1972, and the former colliery site now holds the village hall. Our research did not identify specific subsidence issues, but properties in areas with old mining activity can still suffer ground stability problems. During the survey, we visually assess the foundations and nearby ground, noting any movement or signs of concern that may need further investigation.

Because Bardon Mill has so many traditional stone-built properties, including listed buildings such as the Grade I Church of St Cuthbert and a number of Grade II listed bastle houses, older construction methods and materials are common here. Thick stone walls, traditional roof structures and original features often need specialist knowledge to assess properly. Our surveyors understand these methods and can spot issues that less experienced inspectors might miss.

The local economy includes the Errington Reay Pottery, an 18th-century mill building that still operates today and is the only commercial pottery in the UK licensed to produce salt glaze pottery. That industrial heritage shapes the character of the area, and it often shows in the housing stock too, from workers' cottages to larger merchant houses. We are familiar with the different property types found here and know how to assess them properly.

• River South Tyne proximity
• Historical mining activity
• Traditional stone construction
• Older plumbing and electrical systems

Because of the age and construction of homes in Bardon Mill, we often find the same defects turning up in our surveys. Damp is one of the most common, especially rising damp in traditional stone-built properties where the original damp-proof course may be missing or damaged. The River South Tyne can make moisture problems worse, particularly in Cellars or basements that are prone to water ingress during heavy rainfall.

Roof condition is another regular issue in Bardon Mill. Many homes still have original slate or stone tile roofs that are decades old and showing clear signs of wear. We check for missing or cracked tiles, deteriorated pointing and evidence of earlier repairs that may point to ongoing problems. In older properties, the roof structure itself can show sagging or movement that needs further investigation.

Older properties across the NE47 area often still have outdated electrical installations. In homes that have not been modernised for some time, we may find old fuse boxes, fabric-covered wiring and socket outlets that no longer meet current electrical safety standards. We can only inspect accessible electrical work visually, but we will note anything of concern and recommend that a qualified electrician carries out a more detailed inspection before completion.

Structural movement is not widespread, but it can appear in older properties because of the ground conditions in parts of the South Tyne Valley. We examine the walls for cracking, especially around door and window openings, and consider whether any movement looks active or historical. If we spot anything of concern, we will advise you to seek specialist structural engineering advice before you go ahead with the purchase.

• Rising damp and moisture penetration
• Roof deterioration and tile loss
• Outdated electrical installations
• Signs of structural movement
• Decayed window frames and joinery
• Inadequate drainage and guttering