RICS Level 2 Survey in Birdsall

Birdsall has approximately 53 properties along the main street, made up of 44 houses, 7 flats, and 2 other properties. Most of the stock here is period housing from between 1800 and 1911, much of it built in traditional stone and brick. Birdsall House, a notable Grade II* listed building dating from the late 16th century, reflects the village’s architectural history. St Mary's Church was rebuilt in 1824 within the Birdsall grounds, and the ruins of the old church of All Hallows still sit beside Birdsall House, underlining the area’s long history.

We regularly see the same age-related defects in homes like these. Damp penetration is one of the usual culprits, especially where solid walls have been used instead of modern cavity wall construction. Rising damp is also common in period properties, particularly if the original lime mortar pointing has failed or ground levels have been built up over time. Using moisture meters and thermal imaging, our surveyors can pick up damp problems that a standard viewing may miss, including penetrating damp linked to defective roof coverings or failed mortar joints in solid wall construction.

Roofing faults crop up often too. Slipped slates, worn lead flashing, and timber decay in rafters all need attention on older homes. Where a property has a Welsh slate roof, as at Birdsall House, maintenance is often ongoing because individual slates reach the end of their service life one by one. Terracotta tiled roofs, common on stable conversions in the YO17 area, can suffer frost damage and mortar breakdown between the tiles. We inspect all accessible roof spaces, checking rafters, joists, and any visible sarking for structural distress or biological growth.

Typical building materials in this part of North Yorkshire include ashlar stone with Welsh slate roofs, as seen at Birdsall House, together with traditional chalkstone and brick used in converted agricultural buildings and period cottages. In the YO17 area, terracotta tiled roofs are also common, especially on properties converted from stable buildings. Many village homes have solid brick or stone walls without cavity insulation, so thermal performance may sit below modern standards. Our surveyors know these traditional methods well, and we know what to look for when assessing properties here.

• Damp and moisture penetration
• Roofing defects and slate deterioration
• Timber rot and woodworm infestation
• Outdated electrical systems
• Structural movement and subsidence
• Missing or inadequate insulation
• Defective lime mortar pointing
• Penetrating damp from lead flashing failure

The RICS Level 2 Survey gives a full assessment of the property’s condition, looking at all major accessible elements, including walls, floors, ceilings, doors, and windows. Our surveyor checks the roof structure, chimneys, gutters, and drainage systems, watching for damage, deterioration, or possible future problems. We also inspect the external walls, with attention on render, brickwork, stonework, and pointing for cracks, damp penetration, or movement. The condition of any lime mortar pointing is assessed too, as it matters greatly in period properties where cement-based mortars can trap moisture and lead to stonework deterioration.

Inside the property, we look at joinery, stairs, and fitted units while also checking for signs of structural movement, dampness, or insect infestation. Our surveyor examines all visible and accessible pipework, wiring, and plumbing, and notes anything that appears defective or needs testing by a qualified electrician or plumber. We also review any heating systems, including boilers, radiators, and flues, recording the age and condition of those installations. The report uses a clear condition rating system, showing which issues need urgent attention, which should be investigated further, and which may affect the property’s value.

Birdsall’s conservation area, along with properties close to listed buildings such as Birdsall House, can bring extra considerations. Our surveyors have plenty of experience with historic settings and can spot issues linked to the traditional construction methods used in the YO17 area. The Level 2 Survey is not a full structural survey, but it gives enough detail for most conventional properties in the YO17 area. If we identify serious structural concerns, such as substantial movement, major timber decay, or signs of foundation problems, we will recommend a Level 3 Building Survey for a closer examination, with invasive inspection where needed.

• Complete visual inspection of all accessible areas
• Roof, chimneys, and gutter assessment
• Damp and timber defect analysis
• Electrical and plumbing condition notes
• Clear condition ratings and priority recommendations
• Market value and insurance rebuild cost guidance
• Thermal efficiency observations
• Advice on urgent and non-urgent repairs