RICS Level 2 Survey Colsterdale

In Colsterdale, our RICS Level 2 Survey starts with a full visual inspection of every accessible part of the property. On the area’s older stone-built homes, our surveyors give extra attention to solid walls, because they are common in buildings put up before modern regulations came in. We look over the external fabric for damp penetration, stone decay and mortar erosion, all of which often show up in traditional gritstone construction in this weather-beaten valley. Our team has seen plenty of houses where the original lime mortar has washed out, leaving the stonework exposed to movement and water ingress.

Natural slate roofs are common across many Colsterdale properties, so the survey pays close attention there too. We check for slipped tiles, lead flashing wear around chimneys, and the condition of timber rafters and purlins. With weather rolling in off the surrounding moors, roof condition matters. Visible timbers are inspected for woodworm or rot, both of which can trouble older homes. From what we see on the valley floor, roof moss and biological growth tend to be worse where the shelter is greater and the river is close by.

Inside, we look at walls and ceilings for cracking that could point to structural movement, and we assess the overall condition of joinery. Doors and windows are tested for proper operation, and the state of finishes is noted as well. Any defects we find are explained clearly, without jargon, with guidance on how urgent they are and how they are usually repaired. We photograph every significant defect and place those images in your report, so you can see exactly what we have found.

Visible plumbing, electrical consumer units and heating systems are part of the survey too. We do not test them in detail, as that would need a specialist service, but we record their condition and age, and we point out anything obvious that should be checked by a qualified tradesperson. In Colsterdale, where much of the housing stock is older, we often come across dated electrical installations and old heating systems that buyers should know about before they complete.

• External walls and finishes
• Roof structure and covering
• Damp and moisture assessment
• Windows and doors
• Chimneys and flues
• Floor structures
• Plumbing and electrical visible elements
• Insulation and ventilation

Several area-specific issues crop up in Colsterdale, and our RICS Level 2 surveys deal with them in detail. The valley’s position leaves properties open to weather from the surrounding moorland, which speeds up wear on external finishes and roofing materials. Our surveyors regularly pick up mortar pointing problems in older stone walls, where wind and rain have worn the finish down and could lead to damp penetration if nothing is done. Properties on the eastern side of the valley often show more weathering, from the prevailing wind patterns.

The River Burn runs through the valley, so flood risk is part of what we take into account. We note the property’s position in relation to the watercourse and look for any sign of previous flooding or water damage. In lower-lying parts of the valley, flood resilience measures may already be in place, and we judge whether they are suitable. Surface water drainage matters here too, because heavy rainfall can sit on fields and affect homes with poor drainage. We check ground levels and the direction of fall around the property to spot likely drainage problems.

Where relevant, we look at ground stability because parts of the Yorkshire Dales have a history of mining activity. Colsterdale itself is not in a known mining area, but we still stay alert for signs of subsidence or settlement that might point to ground movement. Many properties in the valley have been altered over centuries, with extensions and changes that may not meet current building standards, and we flag structural issues those alterations could create. Our team has come across many homes where older additions were built without proper foundations or structural ties.

The gritstone construction common here brings its own set of issues, and our surveyors know them well. Unlike modern cavity wall construction, solid stone walls depend on sound pointing and the condition of each individual stone. We look for spalling, which is surface deterioration, together with biological growth and salt efflorescence, all of which can indicate damp is still active. Where insulation has been added to solid walls, we check that it has been fitted properly, so it does not create condensation problems inside the wall structure.

• River flood risk assessment
• Stone wall deterioration
• Roof weathering
• Drainage issues
• Historical modifications
• Ground stability