RICS Level 2 Survey in Ellerker

Property in the East Riding of Yorkshire comes with its own set of concerns, and Ellerker is no different. Here, clay soils sit over chalk bedrock, which creates a moderate to high shrink-swell risk and can bring on subsidence or heave, especially where homes have shallow foundations. Our inspectors know these ground conditions well and look closely for the signs that matter when judging structural stability.

In Ellerker, most homes are traditional brick buildings with tile roofs, very much in keeping with the village’s agricultural past. A fair number were built before modern regulations came in, so solid wall construction, older electrics and ageing plumbing are all fairly typical. Several listed buildings, among them Ellerker Hall and St Anne's Church, also point to a sizeable pre-1919 housing stock, which is exactly why a careful survey can be so useful.

Some parts of Ellerker are affected by surface water flooding, especially along the A63 and close to the Ellerker Beck. The village is also near the River Humber, so tidal flood risk extends across wider parts of the East Riding. During our inspections, we check for evidence of past flooding, water damage and damp penetration that may hint at repeat issues.

Detached houses make up 70.3% of Ellerker’s homes, with a further 21.9% being semi-detached, so much of the local stock is made up of larger family properties with correspondingly strong values. With the average detached home at £437,500, it pays to know the real condition of a place before committing that kind of money. Our surveys help safeguard that purchase by picking up problems that might otherwise surface only after completion.

• Brick construction with clay tile roofs
• Properties with solid walls
• Homes with older drainage systems
• Properties near water courses or in flood risk zones

With our RICS Level 2 survey, we carry out a full visual inspection of every accessible part of the property. We look over walls, floors, ceilings, doors and windows, checking for damp, rot, timber defects and signs of structural movement. We also review key services including electrics, plumbing and heating, and point out anything that appears not to meet current safety standards.

Roofs get close attention from us. We inspect tiles, flashing, verges and any visible rafters or beams, while also looking for slipped tiles, worn felt or underlay, and trouble spots around parapet walls or flat roof sections. In Ellerker, where many properties are older, roof condition often needs careful scrutiny, and our surveyors know where problems tend to show first.

Our reports are written in plain English and set out defects by condition rating, so it is easy to see what matters most. In Conservation Areas such as Ellerker, we pay added attention to structural condition and to any historic fabric that may call for specialist upkeep. We also include practical guidance on urgent repairs, likely future costs and any permissions that may be needed.

The survey covers energy efficiency too, with straightforward guidance on improvements that may cut running costs. In a place like Ellerker, where many homes are older, that can be particularly helpful because insulation often falls short of modern expectations. If we spot obvious heat loss, our surveyors will note it and recommend that it is looked into further.

• Visual inspection of all accessible areas
• Structural condition assessment
• Roof and chimney inspection
• Damp and timber analysis
• Electrical and plumbing checks
• Energy efficiency considerations

Knowing how Ellerker homes were built helps us spot the defects that are most common here. Most houses in the village use traditional brick construction, often with solid external walls rather than the cavity walls found in newer homes. That solid wall form is a major reason we so often find damp-related issues during our inspections.

Quite a few properties have original timber-framed construction concealed behind later brick facades, something often seen in East Riding farmhouses and cottages from the 18th and 19th centuries. Our inspectors know the clues that can reveal hidden timber problems which a casual viewing may miss. We take extra care with floor timbers, ceiling joists and roof rafters, as these are the places where rot or woodworm can take hold.

Across Ellerker, roofing is usually clay or concrete tile on pitched structures, though some higher-value period houses have natural slate. Traditional mortar pointing at ridges and verges is also common, and over time it can break down and let water in. Our surveyors check all roof coverings carefully and highlight repairs needed to head off future water damage.

Older properties in Ellerker often still rely on original clay tile or iron drainage pipes that may have been in service for decades. Over time, those systems can suffer root ingress, cracking and silting, all of which affect performance. We inspect accessible drains and record any signs of leakage or blockage that may call for professional clearance or repair.

Damp is one of the issues we identify most often in Ellerker homes, especially in older buildings with the solid wall construction common in the village. Our surveyors use visual checks and moisture meters to trace penetrating damp, rising damp and condensation. We also inspect any existing damp proof course and recommend the right remedial steps where they are needed.

Roof condition is another key part of the inspection. Many village properties have older pitched roofs finished in traditional tile or slate, and these can show their age in different ways. We check for slipped or broken coverings, failing pointing at verges and ridges, and any sign that water is getting through. Flat roof sections, often found over porches or extensions, are especially prone to age-related wear.

Because Ellerker sits on clay soil, subsidence and heave are real concerns rather than theoretical ones. Trees and other vegetation close to a building can worsen shrink-swell movement, particularly in dry spells. Our surveyors look for cracking to walls, diagonal fractures around window and door openings, and any sign of earlier movement that may point to foundation trouble.

In older houses, electrical installations often fall short of current safety standards, which can mean both risk and extra cost for a buyer. We carry out a visual inspection of the consumer unit, any visible wiring and the socket outlets, then flag obvious concerns that should be checked by a qualified electrician before completion.

• Rising damp in solid wall properties
• Roof tile slip and felt deterioration
• Subsidence from clay soil movement
• Outdated electrical installations
• Timber defects including woodworm
• Inadequate or failed drainage