RICS Level 2 Survey in Fishburn

Our RICS Level 2 Home Survey gives you a careful, practical picture of a property's condition, flagging defects and any areas of concern that could affect value or lead to future expense. We inspect all accessible parts of the building, from the roof space and foundations through to internal fittings and finishes. That includes checking walls, floors, ceilings, doors and windows, as well as thermal efficiency and any obvious signs of damp, rot or structural movement. Where safe access permits, we physically enter the roof void, look behind furniture and fittings where possible, and inspect outbuildings and boundaries that are part of the property.

In Fishburn, our surveyors focus on the issues that turn up time and again in the local housing stock. A large share of the village's homes date from the early 20th century, when Fishburn expanded quickly to house workers from Fishburn Colliery, which employed over 1,500 people at its peak in 1935. Homes of this age often need close attention to older electrical systems that may fall short of current regulations, roof structures with original coverings now near the end of their service life, and brickwork and pointing that have had decades to deteriorate. On terraced properties along Fishburn's main roads, we regularly see failing guttering and downpipes. Some rendered homes also show damp penetration where the render has cracked or broken down.

Fishburn's mining past is another key part of what we look at. Although the colliery closed in 1973 and the coking plant followed in 1986, former underground mining can still influence properties across the village. Our surveyors know the small warning signs that may point to ground instability or historic mining features, such as diagonal cracks in walls, doors and windows that no longer close properly, and uneven floors. We cannot verify mining beneath a property without a full geotechnical investigation, but we can spot symptoms that suggest further professional advice may be needed.

At the end of the RICS Level 2 Survey, we set out the results using a clear traffic light rating system, so you can see straight away which defects are most serious and how the property looks overall. We also include practical guidance on urgent repairs and estimates for future maintenance costs, helping you negotiate with sellers or plan renovation spending with a firmer footing. Clear photographs are included too, so the issues we identify are easy to understand and not left open to guesswork.

• Structural walls and foundations
• Roof condition and coverings
• Damp and timber decay
• Electrical systems
• Plumbing and heating
• Windows and doors
• External finishes
• Thermal efficiency

New housing is still shaping Fishburn. At Hardwick Court, Mallard Homes is building thirteen four-bedroom detached houses, with prices from £335,950 up to £389,950. These homes are designed with energy efficiency in mind, including air source heat pumps, solar PV panels and high-performance insulation, and full completion is scheduled for October 2025. We have inspected homes on similar developments across County Durham, so we understand the construction methods often used by modern builders, from internal insulated wall systems to heat pump installations that need careful checking during a survey.

There is also a sizeable proposal for land north of Salvin Terrace. Gleeson Regeneration Ltd has submitted planning permission for 83 new homes, covering two, three, and four-bedroom properties, bungalows, and affordable housing options. If approved, it would make a notable addition to Fishburn's housing stock, with construction likely to start in the coming years. Even with new-build homes, a RICS Level 2 Survey can still be useful. We can check build quality, identify snagging issues and confirm that the property matches the specifications set out in the developer's contracts. New homes are not immune from defects, and we know the sort of issues to look for in recently finished properties.

Professional inspection still matters, even on a brand-new home. Our surveyors can pick up construction defects, poor finishes or installations that do not comply with building regulations, giving you added reassurance that a major investment in a new Fishburn property is sound from the ground up. In new build homes, we have seen everything from minor cosmetic faults to more serious concerns involving damp penetration, weak ventilation and electrical installations that had not been properly commissioned. Most new homes come with NHBC or a similar warranty, but that cover is mainly aimed at major structural defects and may not deal with the smaller faults that cause trouble later. Our survey gives you confidence that your new home meets the standard you expect, and it also records any defects that can be taken up with the developer before the warranty period moves on.

Average property prices in Fishburn are now above £124,000, so for most buyers this is a serious financial commitment. Skip the survey and expensive defects may only come to light after you are already tied into the purchase. In Fishburn, common problems include ageing roof coverings on older terraced houses, electrical wiring that predates modern safety standards, and long-running damp that has affected insulation and internal finishes over time. The local market is active too, with 594 properties selling in the Fishburn area over the past year, which makes sound professional advice all the more important.

Before you complete a purchase, our RICS Level 2 Survey gives you a much clearer view of what you are taking on. The report can reveal defects that are easy to miss during a viewing, from hidden damp to structural problems that could need substantial spending. We have reported on everything from severe structural concerns needing immediate action to smaller defects that can be tackled gradually. With that detail in front of you, it is far easier to negotiate, whether that means asking for a price reduction or requesting that specific repairs are dealt with before completion. Buyers often tell us the survey gave them the backing they needed to agree a fair price.

Mining history adds another layer to buying in Fishburn. Not every property will be affected, of course, but some homes may stand on land linked to historic mining activity. Our surveyors are used to spotting the kinds of signs that can suggest subsidence or broader ground instability connected to that legacy, so you have better information before making a commitment. We cannot promise to identify every possible issue, but we can recognise the warning signs that point to the need for further investigation.

Most homes in Fishburn were built before 1980, which means they are now more than 40 years old and likely to show the effects of age and use. That applies whether you are buying a terraced house, which makes up a large share of local sales, a semi-detached property from the mid-20th century, or a detached home on a later estate. Knowing the condition of the building before you proceed is crucial. Our surveys give you the detail you need to decide with confidence and to budget properly for any work the property may require.