RICS Level 2 Survey Durham

Our RICS Level 2 Survey gives you a careful inspection of the property's visible and accessible parts, covering the roof space, walls, floors, windows, doors, and plumbing and electrical systems. We use a traffic light rating system so the condition of each element is easy to read, red for urgent defects needing immediate attention, amber for issues that need repair in future, and green where the condition is satisfactory. During the visit, our surveyors inspect the inside and outside of the property, enter lofts where that is safe and accessible, and test windows, doors, and services.

Across Durham, homes range from pre-Victorian sandstone properties to contemporary new builds, so our surveyors look closely at the local building styles and the defects that tend to come with them. Damp and moisture issues, often seen in older stone-built homes, are covered in detail, along with roof condition, structural movement, and the state of electrical and plumbing installations. Each part of the report sets out practical next steps, from urgent repairs to planned maintenance, so you have a straightforward plan for now and for the years ahead.

The survey includes a market valuation and an insurance rebuild cost estimate, giving you a clearer view of what the property is really worth in the current Durham market. Recent figures put average prices at £212,224, with plenty of variation between property types, so this part of the report can be especially useful for mortgage discussions and financial planning. We send reports digitally within 24 to 48 hours of the inspection, helping you keep pace with transaction deadlines.

We inspect the main structural elements and building systems, then record any defects with photographs and plain-English explanations. That includes visible structural defects, roof condition and insulation, damp and moisture, an overview of electrical and plumbing installations, the condition of windows and doors, and boundary and exterior features. Every element is given a condition rating, making it easier to prioritise repairs and judge the property's overall maintenance needs.

• Visible structural defects
• Roof condition and insulation
• Damp and moisture assessment
• Electrical and plumbing overview
• Window and door condition
• Boundary and exterior elements

Every inspection in Durham comes with a few local issues we pay close attention to. Across County Durham, clay-rich soils create shrink-swell risk, especially in spells of drought followed by wet weather, and that movement can affect foundations, most of all in older homes with shallower foundations than modern standards require. Trees close to houses, common in many residential streets, can make matters worse as roots draw moisture from clay soils, leading to subsidence that shows up as wall cracks and doors or windows beginning to stick.

The River Wear runs through Durham city, and that brings flood risk to some low-lying properties and homes with river frontage. Surface water flooding can also affect built-up areas where large expanses of concrete and tarmac put drainage systems under pressure during heavy rainfall. Our surveyors note how close the property is to flood risk areas and can comment on suitable flood resilience measures. Durham is inland, so coastal erosion is not an issue here, but river and surface water flooding still make drainage and flood history important points for buyers.

Traditional construction is a big part of Durham's housing stock, and it does not behave like modern construction. Sandstone buildings, including many near the UNESCO World Heritage Site, need experienced assessment to be judged properly. Victorian and Edwardian terraced homes, which make up a significant share of local housing, often hide faults such as failed damp-proof courses, poor insulation, and original electrical wiring that no longer meets current safety standards. Our surveyors know these patterns well and look for them across Durham's different neighbourhoods.

New build developments such as Bishops Walk, Old Durham Gate, and Sniperley Park call for a different emphasis during inspection. These homes are built to modern standards and usually come with NHBC guarantees, but we still check for the kinds of issues often found in newer properties, including settlement cracking, boiler performance, insulation installation, and the condition of windows and doors. Even a recently built home can show defects only once it has been occupied, so we carry out a thorough inspection before you complete your purchase.