RICS Level 2 Survey in Eskdaleside cum Ugglebarnby

Eskdaleside cum Ugglebarnby, the historic parish, has 38 Grade II listed buildings, with many dating from the 17th, 18th, and 19th centuries. Lowdale Hall, Eskdale Gate Farmhouse, and Carr View Hall are part of that long architectural story, but older homes often hide defects that only an experienced eye will spot. We’ve inspected these historic buildings ourselves, and we know age brings its own set of problems, from worn timber frames to ageing roof structures that have stood through countless North Yorkshire winters.

Traditional sandstone is a big part of the local building stock here, with walls formed from locally quarried hammer-dressed and herringbone-tooled sandstone. Attractive though it is, this kind of construction can come with its own issues, including weathering damage, mortar erosion, and movement as the stone reacts to seasonal changes. We regularly see pointing that has broken down in sandstone walls, letting in water and causing damp internally. Our surveyors know these Yorkshire sandstone buildings well and inspect them with those local construction details in mind.

Roofs in Eskdaleside cum Ugglebarnby are far from uniform. Across the area we see pantile, slate, Roman tile, and stone slate coverings, a mix that reflects development over several centuries. Earlier buildings typically relied on stone slate before imported Welsh slate and later machine-made tiles became more common. Each material has different weak points and maintenance needs. We’ve found slipped tiles on pantile roofs, failing valleys on slate roofs, and cracked Roman tiles that let water through, and we set out those specifics clearly in our reports so you know what upkeep may be coming.

Some of the lower-lying properties near Briggswath and Iburndale can be affected by the River Esk, either through seasonal flooding or higher groundwater levels. In this part of the Esk Valley, we’ve surveyed homes where damp proof courses had failed and others where suspended timber floors were already showing signs of moisture exposure. These local environmental conditions matter when you are buying, so we highlight any concerns that relate directly to the property you have chosen.

From our surveying work across the Esk Valley, a few defect patterns come up again and again in Eskdaleside cum Ugglebarnby. Damp is one of the main ones, especially in older sandstone buildings where original lime mortar has eroded, or where cement-based render has been added when it should not have been. We also inspect plenty of solid-walled properties with no damp proof course at all, and that can lead to rising damp affecting ground floor walls and skirting boards.

Timber decay is another regular finding. We see it particularly in properties with original wooden windows and doors, where rot often takes hold in glazing beads and paint-adhered sections. During an inspection, we probe all accessible timber, including window frames, door frames, floor joists, and roof timbers, to judge its condition properly. In older farm buildings converted for residential use, the conversion itself may be well carried out, but fresh issues can still arise around insulation, ventilation, and fitting modern services into historic structures.

Given the age of much of the housing stock, roof defects are common. We inspect homes where slates or tiles have slipped or cracked, lead flashings have deteriorated, and ridge tiles have worked loose. North Yorkshire winters are hard on roofs, especially with repeated freeze-thaw cycles. Where it is safe to do so, we access the roof either by ladder or through the roof void and assess rafters, battens, and undercloaking as part of the inspection.

Cracking linked to structural movement is another issue we come across, although in many cases it is minor and tied to thermal movement or slight settlement rather than major failure. The important part is knowing the difference. Our surveyors are trained to separate cosmetic cracking from signs of more serious movement that need further investigation. We record any cracking we see, measure the width, and say clearly whether a structural engineer should be brought in.

Our RICS Level 2 Surveys give a full picture of the property’s condition by looking at the main structural elements and building systems. We report on walls, floors, ceilings, roofs, and foundations, alongside damp levels, timber condition, and the state of windows and doors. Services are included as well, so we inspect plumbing, electrical systems, and heating installations to build up a proper view of the building’s current condition. During the visit, we operate switches, test water pressure, and visually inspect accessible pipework and wiring.

Every report uses the RICS traffic light rating system, which keeps things clear. Red means a serious issue needing urgent attention, amber points to matters that should be dealt with reasonably soon, and green shows that a particular area is in satisfactory condition. It is a practical way to sort priorities, plan remedial work, and negotiate with the seller on the back of what we find. We’ve seen plenty of buyers in this area use our survey reports to secure repairs or price reductions.

The report also gives market valuation and rebuild cost estimates, both of which are useful for insurance and mortgage purposes. In Eskdaleside cum Ugglebarnby, prices have stayed relatively stable over the past year, with values sitting about 5% below the 2022 peak of £369,051. That makes an accurate current valuation especially helpful when you are checking whether the agreed price is fair. We base our valuation on comparable local sales data and on present conditions across the Esk Valley market.

Large new-build schemes are unusual in Eskdaleside cum Ugglebarnby, but there have still been recent planning approvals for single dwellings and conversion projects. In June 2024, planning permission was granted for a new dwelling at Netherby House in nearby Sleights, and barn conversions are still adding to local supply, including the approved conversion at Partridge Hill on Ugglebarnby Lane. Even with a newly built or recently converted property, defects and snagging issues can be missed on first viewing, and our surveyors know where to look.

Modern construction does not automatically mean a problem-free property. Even homes built to current building regulations can have defects that are not obvious at first glance. Our Level 2 Survey checks workmanship, looks at whether materials have been installed correctly, and reviews whether building regulation compliance has been achieved. Across North Yorkshire, we’ve found all sorts in new build homes, from inadequate insulation to badly fitted windows, poor DPC levels, and defects in rainwater goods.

With newly converted barns, we focus closely on the quality of the conversion work itself, especially damp proofing, insulation, and the way modern services have been fitted into historic structures. Barn conversions often involve substantial structural work, and we have seen cases where lintels were not adequately supported or where the conversion created unexpected concerns about structural integrity. Our inspection gives you a clear view of the standard of the new build or conversion, or points out issues that need to be raised with the developer.

The Esk Valley has its own surveying challenges, and local experience makes a real difference. Our team has inspected properties across every street in Sleights, from the Victorian terraces on Church Street to the more modern developments near the railway station. Homes on the hillside above the village can sit on different ground conditions from those down in the valley bottom near the river, and we adjust the inspection with that in mind.

Local geology is another part of the picture. The sandstone bedrock in this area can create variable ground conditions, and we’ve inspected properties where foundations were affected by nearby tree growth or local soil conditions. Our surveyor looks at the grounds as well as the building itself and notes trees or any other features that could have a bearing on foundation performance.

We have also built up a working knowledge of local planning history, which often helps us add useful context to the survey. Recent conversions, nearby building works, and older changes made to surrounding properties can all affect the picture. That insight comes from years of working in the area, and from the relationships we’ve developed with local estate agents, solicitors, and residents.