RICS Level 2 Survey in Craster

Our RICS Level 2 survey gives you a clear, practical view of a property's condition by inspecting all visible and accessible parts. We look closely at the walls, roof, floors, windows, doors and foundations, noting defects, decay and anything needing prompt attention. We also assess the property's services, including electrics, heating and drainage, so you can judge whether these key systems meet current standards. Every element is graded from A, where no repair is currently needed, to C, where urgent repair or serious defects are present, so it is easier to see what matters most.

Craster's housing stock brings a set of local issues, and our inspectors know the area well enough to spot them. The village is closely associated with Craster Whinstone, a dark basalt rock of volcanic origin used in local building for centuries. It gives homes their distinctive look, but it can also be linked to weathering, mortar degradation and water penetration where maintenance has slipped. Our surveyors understand these traditional construction methods and regularly pick up concerns that a less experienced assessor, unfamiliar with the local stone, could miss.

Being on the coast, Craster properties have to cope with salt air and harsh marine conditions. That can speed up wear to external joinery, brickwork and metal fixtures, so we pay close attention to corrosion, penetrating damp and timber decay, all of which are more common near the sea. Our report sets out what we find, what it means in practice and what should happen next. We also inspect flat roof sections to outbuildings, which tend to be especially exposed in coastal locations.

Much of Craster's housing dates from the 18th and 19th centuries, from the period when the village grew around fishing and quarrying, so we take a careful look at electrical and heating systems that may fall short of current regulations. Exposed wiring, outdated consumer units and older heating installations can all raise safety concerns, and we flag them clearly. Our reports set out what may need updating, along with the points to bear in mind where a property sits in a conservation area or is a listed building.

The inspection does not stop at the main house. We also look at boundary walls, outbuildings and the property's general grounds. In Craster, where traditional dry-stone walls and long-established boundaries are common, we assess their condition and stability, and we note any trees whose root systems might contribute to subsidence or drainage problems. Shared access routes and private drives are checked as well.

• Visible structural defects
• Roof condition and insulation
• Damp and timber decay
• Windows and doors
• Electrical and heating systems
• Boundary walls and outbuildings
• Drainage and gutters
• Fire safety considerations

Certain defects come up time and again in Craster, largely because of the age and construction of the housing stock. Damp is often the main one, especially in older stone cottages with traditional solid walls and no damp proof course. We regularly see penetrating damp where pointing has failed or flashings have deteriorated, and condensation damp where modern windows and insulation have been added without enough ventilation. Along the coast, wind-driven rain makes penetrating damp more likely, and west-facing walls are often where the evidence shows up first.

Roofs need a careful check here. Many Craster homes have traditional slate or stone tile roofs, sometimes original and sometimes altered over the years, and we inspect for slipped tiles, damaged flashing, ridge issues and the condition of flat roof sections to outbuildings. With average property values in Craster being relatively high, even routine roof repairs can have a real cost impact before purchase. We have seen repair bills range from around £2,000 for minor pointing work to £15,000 or more for complete re-roofing on larger properties.

Older properties often need work to their electrical and heating systems before they meet current regulations. We look for exposed wiring, outdated consumer units and ageing heating installations that may create safety risks. In Craster, where much of the housing dates from the 18th and 19th centuries and reflects the village's fishing and quarrying past, it is common to find electrics that would not meet today's safety standards. Old fuse boxes, too few socket outlets and a lack of bonding to gas and water pipes are all things we see regularly.

Craster generally benefits from the stable geology of the Whin Sill, so structural movement and subsidence are not the most common problems, but they can still occur. Risk can be higher where a property stands on less stable superficial deposits or where past quarrying activity has affected ground conditions. We examine walls closely for cracks, checking width and pattern to help judge whether the movement is historic or still ongoing. If further investigation looks necessary, our report will recommend a structural engineer's assessment.

In many traditional Craster homes, the windows and doors are original or period features that have lasted for generations. They add a lot of character, but they can also suffer from draughts, rot and failing seals. We inspect every window and door, noting anything that sticks, fails to close properly, shows signs of woodworm or rot, or simply needs re-decoration. Where a listed building may require like-for-like replacement and consent, we flag that in the report if relevant.