RICS Level 2 Survey in Cottam, East Riding of Yorkshire

Cottam is small, but the local market still asks for a careful eye from buyers, so a professional survey matters. Around the village sit traditional homes, several historic farmsteads and the Grade II listed Cottam House, alongside newer detached properties added as the settlement has grown. Because many homes here were built before the 20th century, our Level 2 survey is especially useful for picking up damp penetration, roof wear and ageing electrics that a casual viewing may miss.

The Yorkshire Wolds chalk geology usually gives firm ground, although older homes can still show movement or subsidence when moisture levels shift in the soil. We have surveyed plenty of properties nearby, so we know how to spot early signs of foundation movement in buildings on chalk subsoil, especially where foundations are shallow or alterations have been made over the years. Our inspectors look at every accessible part of the property, from the foundations up to the roof structure, so you have a clear picture before exchange of contracts.

With the average house price in the East Riding at £221,000 in December 2025, a RICS Level 2 survey is a relatively modest outlay against the cost of surprise repairs. We particularly recommend it for properties over 50 years old, and those make up a fair slice of the housing stock in and around Cottam. Rural East Riding homes often come with age-related issues and construction quirks, and our detailed inspection is set up to find them.

• Thorough visual inspection of all accessible areas
• Clear traffic light rating system for defects
• Market value assessment and insurance rebuild costs
• Expert advice on urgent repairs and future maintenance

House prices across the East Riding have been rising steadily, with average values up by 4.8% between December 2024 and December 2025 to £221,000. Sales data for Cottam itself is thin on the ground because transactions in this hamlet are limited, but the wider market still points to strong demand in this attractive part of Yorkshire. Detached homes lead the pack at an average of £337,000, while terraced homes sit around £170,000, which reflects the appetite for larger family properties in the area.

Cottam's Yorkshire Wolds setting gives many homes pleasing rural views and access to scenic walks, a real draw for buyers moving out of towns and cities. Rural homes, though, can bring their own issues, and we are trained to spot them during our surveys. That may mean septic tanks or private drainage systems, which are common where homes are not connected to mains sewage, along with access problems and outbuildings or agricultural structures that may need a separate look.

Because Cottam includes scheduled monuments, among them the site of the medieval Church of the Holy Trinity and the remains of a deserted medieval village, buyers should be alert to possible historical restrictions or obligations. During the inspection we can point out any visible issues linked to historic structures or archaeological matters, although we always advise buyers to carry out their own checks on planning constraints or heritage designations that may affect the property.

Population growth in Cottam, from 108 residents in 2011 to 350 in 2021, shows that the village is drawing people who want a rural way of life. Some new development has followed, although the hamlet is still mostly defined by traditional homes. In growing rural places like Cottam, our surveys often uncover age-related problems in the housing stock, along with maintenance issues where properties may have been left neglected during quieter periods.

From surveying properties across the Yorkshire Wolds and East Riding, we know a number of issues come up again and again in Cottam homes. Damp is probably the most common, especially in older properties with solid walls and no cavity insulation. The chalk geology here can add to the problem when moisture rises through porous chalk subsoil and moves into foundation walls, something we assess carefully on every inspection.

Roof faults are another regular find in Cottam, especially where traditional slate or clay tile coverings have reached the end of their working life. We often see slipped tiles, tired pointing and failing felt underlays that let water into the roof structure. In the roof space, we check for past or current leaks, timber decay and weak ventilation that can create condensation problems.

Older Cottam homes often bring electrical and plumbing concerns as well. Many still have original wiring from the mid-20th century or earlier, and that may fall short of current safety standards or need upgrading. Plumbing can be similar, with galvanised steel pipes that corrode and restrict water pressure. Our standard Level 2 survey covers the consumer unit, wiring and plumbing fixtures, and we flag anything that needs a qualified electrician or plumber.

In rural homes like those in Cottam, we also keep a close eye on private drainage systems, which are fairly common where properties are not tied into the mains sewerage network. Septic tanks and treatment plants need regular maintenance and must meet current regulations, and we will note any visible drainage issues that may need more investigation. For buyers, those findings can matter a great deal, since replacing or upgrading a septic tank can cost several thousand pounds.