RICS Level 2 Survey in Ellerton

Ellerton carries a long history, with Ellerton Priory dating back to before 1212 and the Church of St Mary standing as a Grade II listed landmark. Because of that, many homes here are genuinely old, built with traditional methods and materials that sit well away from modern building standards. In settings like this, our Level 2 surveys are especially useful, as they pick up common issues in older properties, from damp penetration and timber decay to the state of historic roofing systems. The village’s agricultural past also shows in the buildings, with many properties formed in traditional red or brown brick that charakterises the East Riding countryside.

West of the River Derwent, the village includes properties that may sit within fluvial flood-risk areas. Beneath much of the East Riding lies clay, so ground movement from shrink-swell action can affect foundations over time, particularly after drought or heavy rainfall. Our surveyors take those local conditions into account and inspect drainage, ground conditions and flood-risk indicators that are specific to Ellerton homes. We also check soakaway systems closely, since similar rural villages have shown drainage problems, especially where older septic systems are still in use.

Detached houses, bungalows and period cottages all feature in Ellerton, and many have been altered or extended over the years. The 2011 census recorded a parish population of 388, up from 355 in 2001, which points to a stable community with steady property movement. Our inspectors review any changes to the building to check they have been done properly and have not weakened the structure. With average property values exceeding £700,000, spotting defects before completion can save a great deal in repairs and leave room for negotiation with sellers.

• Traditional brick construction
• Period roofing materials
• Drainage and soakaway systems
• Foundation and ground conditions
• Flood risk assessment
• Alterations and extensions

From surveying homes across the East Riding, we regularly see a handful of recurring issues in Ellerton. Damp comes up often, especially rising damp in period properties where original damp-proof courses may have failed or been bridged by higher external ground levels. Penetrating damp is also common, particularly in properties with older roofs where tiles have slipped or mortar between the brickwork has broken down. Given the village’s age and the traditional construction methods in use, we often find that modern damp proofing is absent or that existing systems have reached the end of their effective lifespan.

Timber defects form another major category, with wood rot and woodworm affecting structural members and finishings alike. In older properties, joists, rafters and wall studs can show signs of past woodworm activity, and that needs checking for current structural adequacy. Our surveyors inspect all accessible timber and set out clear guidance on any remedial work required. That matters particularly in Ellerton, where many homes have original timber-framed elements that may have been altered or concealed during earlier renovations.

Roof condition varies quite a lot with age. Many traditional properties have clay tile or slate roofs that look attractive but need regular maintenance. We inspect the roof coverings, flashing, gutters and chimneys, noting any signs of slippage, damage or deterioration. With Ellerton’s heritage properties, we give extra attention to historic roofing materials that may contain asbestos or need specialist conservation repair. Chimney stacks are another common focus, as many period homes have old chimneys with degraded pointing or damaged flashings.

Much of the East Riding sits on clay geology, so there is potential for foundation movement, especially in buildings with shallow foundations or homes that have been through long dry spells. Our surveyors look for signs of structural movement, including cracking in walls, sticking doors and windows, and uneven floor levels. Major subsidence is rare around Ellerton, but minor movement can happen, and our reports will highlight anything that should be checked by a structural engineer.

• Rising and penetrating damp
• Wood rot and woodworm
• Roof tile damage and slipped slates
• Chimney condition and flashing
• Window and door joinery
• Drainage and guttering
• Foundation and structural movement