RICS Level 2 Survey in DH8

A RICS Level 2 Survey, also called a HomeBuyer Report, is the survey most people pick for standard residential properties that are in sound condition. Our inspectors work through every accessible part of the building using the RICS framework, then assign a condition rating to each element they check.

The three condition ratings are straightforward. Condition 1 means no immediate action or repair is needed, Condition 2 covers defects that need repair or monitoring but are not classed as urgent, and Condition 3 is for serious defects that need prompt repair, replacement, or specialist investigation. Any rating of 3 comes with our specific recommendations on what needs to happen next.

• Roof structure and covering, chimneys, and flashings
• External walls, render, pointing, and cladding
• Windows, external doors, and joinery
• Floors, ceilings, and internal walls
• Roof void where safely accessible
• Damp, rot, and timber condition throughout
• Drainage, gutters, and downpipes
• Services - gas, electricity, and heating reported on but not tested
• Gardens, outbuildings, and boundary features
• Legal issues section flagging matters for your solicitor

Where requested, the completed report also gives a market value assessment, together with a reinstatement cost estimate for buildings insurance purposes. At the end, our overall risk summary pulls the key points together, so you can see what needs attention and the order it should be tackled in.

Looking at the housing stock across Consett and the wider DH8 district, these are the defects our surveyors most often pick up and rate in their reports.

Damp and moisture ingress come up often. Older terraces in DH8 usually have solid brick external walls without cavity insulation, and those walls can be more prone to penetrating damp, particularly on exposed north and west-facing elevations where driving rain is more persistent. Rising damp is also found where original damp-proof courses have failed or were never installed. Our surveyors use damp meters to check moisture readings in ground-floor walls and at window reveals.

Roof condition is another regular point of interest. Properties with original natural slate roofs may show slippage, cracked or missing slates, and tired mortar to flashings and verges. Lead valleys, guttering, and downpipes are frequent maintenance items in pre-1960 properties. We inspect all accessible roof elements from ground level, and from within the roof void where safe access is possible.

Many DH8 homes still have chimney stacks from their original coal-heated layout. These can show defects such as loose or missing flaunching at the top, failed mortar joints in the brickwork, and pot issues. We inspect every accessible stack and flag anything that suggests structural weakness or ongoing water ingress.

• Repointing needed to exposed brick elevations
• Single-glazed windows with deteriorating frames and seals
• Aging electrical wiring in properties built before 1970
• Outdated plumbing including lead water supply pipes in very old properties
• Sloping or bouncy floors in older terraces with suspended timber ground floors
• Cracked plaster and ceiling damage linked to roof movement or water entry
• Blocked or failed gutters causing water damage to fascias and walls

Consett sits at around 300 metres above sea level on the western edge of County Durham, so it has a notably exposed position. That has a direct effect on long-term maintenance needs. The western and northern elevations take more rainfall and wind, which puts extra pressure on roof coverings, external pointing, and window frames. If a property has not been looked after regularly, defects can build up without being obvious to the untrained eye.

The town has strong road links, with the A693 connecting to Stanley and the A691 running down to Durham city centre, approximately 12 miles away. Newcastle is around 19 miles from Consett via the A692, so DH8 is a practical commuter base for buyers who want more space and lower prices than the Tyne corridor offers. That broad spread of buyers, from first-time buyers targeting terraces at around £124,283 average through to families seeking detached homes at the £286,993 average, keeps the local market varied.

There were 499 sales recorded in DH8 over the last 12 months, a 21% decrease on the prior year, which mirrors the wider national slowdown in transaction volumes. The busiest price band was £118,000 to £166,000, with 140 transactions, reflecting the semi-detached stock that underpins the Consett housing market. The next highest band, at 116 transactions, was £70,000 to £118,000, which points to solid activity at the lower end of the market.

People moving to DH8 from southern regions sometimes underestimate how much upkeep exposed properties at altitude can need. Our survey report tackles that directly, with condition ratings on all external elements and a clear forward view of what may need attention over the next five to ten years.