RICS Level 2 Survey in Broomfleet

Our Level 2 HomeBuyer Survey gives a detailed view of the property’s condition, with the focus on issues that could affect value or safety. We carry out a thorough visual inspection of all accessible areas, including the roof space where possible, walls, floors, windows, doors, and the condition of key building systems such as plumbing, electrical installations, and heating. Our inspectors work from top to bottom, picking up defects, possible problems, and areas that need immediate attention or future maintenance. We specifically look for signs of structural movement, water ingress, timber deterioration, and any non-compliance with current building regulations that might affect the property’s safety or value.

Broomfleet has housing stock that spans different ages and styles, so our surveyors keep a close eye on the issues that crop up most often across the East Riding. Detached properties account for around 45% of transactions here, which means we assess bigger roof structures, longer drainage runs, and larger external wall areas that may show age-related wear. We look for damp penetration, roof tile deterioration, and the condition of drainage systems serving larger homes. Our surveyors know the construction methods used in properties throughout the HU15 area, so they can spot things a less experienced eye might miss.

Another part of the Level 2 survey is the market valuation and the insurance reinstatement figure, both of which matter in Broomfleet’s current market. Prices have fluctuated sharply, so an independent valuation helps you judge whether the asking price is fair. We produce a clear report in plain English, with a traffic light system, red for urgent issues, amber for defects that need attention, and green for satisfactory condition. It is a straightforward way to prioritise repairs and get a proper sense of the home’s overall condition.

We also look at energy efficiency during the inspection and point out any obvious areas where improvements could be made. This is not a full Energy Performance Certificate (EPC), but our survey can pick up things like single-glazed windows, poor insulation, or outdated heating systems that may be affecting performance. With many Broomfleet properties being older, these notes can be useful when you are budgeting after the move.

• Visual inspection of all accessible areas
• Roof, walls, floors, windows, and doors
• Assessment of damp and timber decay
• Electrical and heating system condition
• Market valuation and reinstatement figure
• Traffic light condition ratings

Across Broomfleet and the wider East Riding of Yorkshire, our surveyors regularly come across a few common issues. Because the village is rural and much of the housing stock is older, damp-related problems appear often in our reports. Rising damp affects many older homes with solid wall construction, where there is no damp-proof course, or where an existing system has failed, allowing moisture to move up through the masonry. Our surveyors use their experience to spot damp staining, salt deposits, and skirting board deterioration that may point to ongoing moisture issues.

Roof conditions are another major concern in Broomfleet properties. Many homes in the area have traditional pitched roofs with clay or concrete tiles that are durable, but they still need maintenance and repair over time. Our inspectors check roof coverings for missing or damaged tiles, inspect flashings around chimneys and valleys, and assess the insulation in the roof space. Because detached properties are common here, roof structures tend to be larger and more complex, so we give their overall condition and remaining lifespan careful attention.

Older properties often need extra scrutiny where electrics are concerned. Homes built before the 1990s may still have dated electrical systems that do not meet current regulations and could present a safety risk. Our surveyors visually inspect consumer units, wiring, socket outlets, and switches, and flag any obvious concerns that would need further investigation by a qualified electrician. Heating systems and plumbing installations are looked at in the same way for age, condition, and compliance with the relevant standards.

Windows and doors often reveal defects in Broomfleet properties too. Many older homes still have original windows that may be single-glazed, warped, or awkward to open. Our report notes the condition of all windows and doors, identifies anything that needs repair or replacement, and sets out the possible cost implications.

Clear and practical, your RICS Level 2 survey report is set out so it works for anyone, whatever their previous experience with property surveys. We present the findings in a structured format so it is easy to see the property’s condition and what action, if any, is needed. The report starts with an executive summary, then moves into detailed sections for each part of the property. We write in plain English wherever possible, keeping jargon to a minimum while still giving the accuracy and detail you need to make an informed decision.

Each section is given one of three condition ratings. Properties with no urgent issues will show mostly green ratings throughout. Where we find defects that need attention but are not immediately serious, you will see amber ratings with clear explanations of the problem and the recommended action. Red ratings point to serious defects that need urgent attention, such as structural issues, significant damp problems, or unsafe electrical installations that need professional remediation before the property can be considered safe. We always explain why we have given a rating and what should happen next.

The market valuation section sets out our independent view of the property’s worth, based on our inspection and analysis of current market conditions in Broomfleet and the wider East Riding area. We take account of the property’s condition and any issues found during the inspection. You also receive a building insurance reinstatement figure, which is the estimated cost to rebuild the property from scratch if it were destroyed, vital information when checking that your insurance cover is adequate. That figure matters most for older properties where rebuild costs can exceed market value.