RICS Level 2 Survey in Commondale

Our RICS Level 2 survey, once called the HomeBuyer Survey, gives a full look at the property's condition without the detailed costings that come with a full building survey. We inspect the visible and accessible parts of the building, from walls, roof, windows, doors, floors and ceilings through to the heating and electrical systems. If we spot defects, we explain what they mean, and whether they need prompt action or can be watched over time. The RICS traffic light rating system then sets out, clearly, which matters are urgent and which are less pressing.

Commondale has many traditional stone properties, much like those found across the North York Moors, so our surveyors pay close attention to the problems that tend to crop up in older buildings. Mortar can erode, damp can work through porous stonework, and age can bring gradual movement. We look for all of that and talk you through the likely repair costs. Our team has surveyed hundreds of homes in the North York Moors area, so we know the common patterns well.

The survey also comes with a market valuation and an insurance rebuild cost estimate, both of which are useful when sorting out a mortgage and buildings insurance. In a rural place like Commondale, getting the rebuild cost right matters even more, because specialist construction methods and local materials can push restoration costs up sharply. We also look for flood risk issues, which is particularly relevant given Commondale's proximity to the coast and the River Esk that runs through the nearby valleys.

We examine the main structural parts of the property, including load-bearing walls, foundations where they can be seen, floor structures and roof timbers. Our check takes in the external fabric from top to bottom, chimneys included, since they are often trouble spots in older homes. Outbuildings, boundaries and the general grounds that form part of the property are also reviewed, so you get a proper sense of what is being bought.

• Structural integrity check
• Damp and rot assessment
• Roof condition inspection
• Window and door assessment
• Electrical and heating systems review
• Market valuation and rebuild cost
• Chimney and flue inspection
• Outbuildings and boundaries assessment

Detached properties dominate the Commondale housing market, making up approximately 75% of all sales in the area. They range from traditional stone-built cottages to more recent homes, and each type brings its own points to check. With more external wall area than terraced or semi-detached houses, there is more roof, more windows and more scope for defects to develop. Our Level 2 survey looks closely at all of those parts, checking the exterior fabric in full and picking up defects that may not show from inside.

Terraced homes, although a smaller part of the market, still come up regularly in Commondale. Because these properties share wall structures with neighbouring houses, issues such as damp can sometimes spread across more than one home. Our surveyor checks the internal and external walls for signs of movement or water penetration that may point to a problem with the shared structure. That early knowledge can spare you an unpleasant repair bill later. We also look at shared boundaries and the overall integrity of the terrace row.

Many homes in and around Commondale are built from traditional stone, which is typical of the North York Moors National Park area. Stone buildings are usually solid, but they need maintenance that is rather different from modern brick or rendered properties. Our surveyors understand these methods and can spot problems such as failing mortar pointing, salt efflorescence or frost damage that an untrained eye might miss. We also give practical advice on the upkeep these properties need and the costs you might face over time.

The age of properties in Commondale matters a great deal for buyers. Many homes in the village are likely to be over 50 years old, so they may have outdated electrical systems, older heating arrangements and original building fabrics that need a careful look. We pay close attention to old electrical wiring, since it can be a fire risk in homes that have not been updated. We also check for asbestos-containing materials in older properties, which were commonly used in construction up until the 1990s. Any concerns of this kind are flagged clearly in the report, helping you make a proper decision.

• Stone-built properties
• Detached houses
• Terraced homes
• Modern constructions
• Traditional cottages
• Properties over 50 years old