RICS Level 2 Survey in Barnby Dun with Kirk Sandall

Our chartered surveyors carry out a detailed visual inspection of every accessible part of the property you are thinking of buying. We look at the roof structure, walls, floors, doors and windows, and we also check the condition of damp proof courses, insulation and drainage systems. Fitted kitchens, bathrooms and other fixtures are included too, so you get a clear view of the property's current condition.

Barnby Dun with Kirk Sandall has a real mix of housing, from traditional semi-detached homes dating from the mid-20th century to newer schemes such as Sandall Court, where contemporary terraced houses are available from around £230,000. We inspect these homes regularly, so our surveyors know the construction methods commonly used locally and the defects that tend to show up in this part of the housing stock.

We present the Level 2 survey with a simple traffic-light rating system. Red means a serious issue that needs urgent attention, amber points to defects that should be dealt with in time, and green shows elements that are in acceptable condition. It is an easy way to see what you are buying, and it can help if you need to negotiate the purchase price with the seller.

We also inspect the boundaries and outside areas, including walls, fences and driveways that are part of the property. Around here, plenty of homes have generous rear gardens backing onto open fields, especially along Church Lane and around the edges of Kirk Sandall, so we look closely at boundary condition and any possible rights of way that could affect how you use and enjoy the property.

• Structural walls and foundations
• Roof structure and covering
• Damp and timber condition
• Windows and doors
• Plumbing and electrical systems
• Boundaries and external areas

There has been plenty of movement in the local market. Over the last year, Kirk Sandall and Edenthorpe recorded 154 residential sales, although that was 45 fewer transactions than the previous year. Even so, prices have kept rising, with values now 11% above the previous year and 6% higher than the 2022 peak of £226,105. In a market like that, knowing exactly what you are taking on matters.

Four-bedroom detached houses and three-bedroom semi-detached properties are among the most common homes in Barnby Dun, and the larger detached houses regularly sell for £273,000 and over. We know these property types well. Our surveyors regularly report on issues such as roof condition in older homes and damp proof course concerns in semi-detached properties, where problems next door can end up affecting your own investment.

New build homes also merit a careful look, including properties at the Sandall Court development. A newer house may seem less likely to have faults, but our Level 2 survey can still pick up construction defects, missing insulation or installation problems that are not obvious at first glance. Even a brand new property can come with snagging issues that need sorting before the warranty period runs out.

The DN3 postcode area, covering Kirk Sandall and Edenthorpe, has seen substantial development in recent years, with new housing built around the outskirts of the village. Our surveyors know the standards associated with different builders, and we can spot where a new build may fall short of current building regulations or where issues should be addressed before the NHBC warranty transfer is completed.

From our survey work in Barnby Dun with Kirk Sandall, a few patterns come up again and again. Roof condition is one of them, especially in properties built in the 1960s and 1970s where the original tiles may be nearing the end of their serviceable life. We check the roof covering carefully, including slipped tiles, moss growth and the state of flashings around chimneys and dormer windows.

Damp proof course defects are another regular feature in our reports for this area. In Kirk Sandall, many semi-detached homes were built with shared damp proof courses, so trouble in an adjoining property can spread into your home as well. We inspect internal walls for evidence of dampness and assess how effective the existing damp proof measures are, then recommend remedial work where needed.

Joinery around windows and doors does not stay sound forever. In properties over 30 years old, we often come across rotting window frames and doors that stick, particularly where maintenance has been poor or original timber windows have not been properly looked after. We flag these defects in the survey and include cost estimates for repair or replacement.

Older homes often need electrical upgrading to meet current safety standards. We inspect the consumer unit, wiring and socket outlets, and we flag any work that should be done by a qualified electrician before you move in. This becomes especially relevant where a property has not been rewired in the last 25-30 years.