RICS Level 2 Survey Garton

The RICS Level 2 survey gives a detailed visual inspection of all accessible parts of the property. Our surveyor looks at the walls, roof, floors, doors, windows and conservatories, as well as the building's services, including gas, electric, heating and water systems. You get a clear condition rating system, so it is easy to see how serious any issues are, from no repair needed through to urgent attention. The report is set out in a straightforward way, with photographs of defects and plain English that explains what those findings mean for a buyer.

Garton’s rural setting means our inspectors often come across homes with the kinds of features common across the East Riding. Many were built in traditional brick with pitched tiled roofs, and the older ones often go back to the early to mid-20th century. That brings familiar problems, damp penetration, roof deterioration and timber issues, all of which our surveyors are trained to spot. We also see plenty of original details that need a careful eye, from lime mortar pointing to period window joinery that really does need specialist assessment.

Subsidence checks matter here, especially with the clay soils in parts of the East Riding that can lead to ground movement. Our Level 2 survey also picks up lead flashings problems, a frequent issue on older roofs, and checks for woodworm or rot in structural timbers. The report sets out what repairs are needed and roughly when they ought to be done. Where we spot possible problems, we make it clear whether they are urgent or something to keep an eye on over time.

Because of East Riding geology, some properties in the Garton area may sit on clay substrate that expands and contracts as moisture levels change. That shrink-swell behaviour can affect foundations and, over time, lead to movement in walls. Our inspectors know the signs to look for, from cracking patterns in brickwork to doors or windows that stick or fail to close properly. Significant subsidence is uncommon here, but spotting early warning signs still helps you make a sensible decision about the property.

• Wall and foundation assessment
• Roof and chimney inspection
• Damp and timber decay detection
• Electrical and plumbing checks
• Thermal efficiency observations
• Market valuation

Properties in the East Riding of Yorkshire, including those in Garton, often run into the sorts of problems that affect older rural housing stock. Rising damp is commonly found in homes built before the 1970s, where original damp-proof courses may be missing or damaged. Our inspectors check all ground-level walls for damp staining, salt deposits and mortar deterioration that could let moisture in. In properties with solid walls, which are common in older buildings in this area, damp can be a particular concern because there is no cavity to help stop moisture transfer from the ground.

Roof defects are another regular finding in Garton homes. Many properties here have pitched roofs with clay tiles or slate, and with age come slipped tiles, damaged ridge tiles and worn lead flashings around chimneys and valleys. Those faults can let water in, with damage spreading to ceiling timbers and internal decorations. Our surveyors inspect roofs where safe access allows and note any defects that need attention. We have found that many properties in the Garton area have roofs that are nearing, or have already passed, their expected lifespan, so a close look is especially important for buyers.

Timber defects, including woodworm and rot, turn up in many older properties in the Garton area. Our inspectors examine structural timbers in roofs, floors and walls for signs of insect attack or fungal decay that might affect the building’s structural integrity. These problems are often linked to roof defects that have allowed water to get in over many years. We look for beetle activity, including small holes in timber surfaces, and for soft or discoloured wood that may point to rot. Catching these issues early gives you time to budget for treatments or repairs.

Electrical and plumbing systems in older Garton properties can be a challenge too. Many homes in this area were built with dated wiring that may no longer meet current safety standards, and older plumbing using lead or galvanised steel pipes can suffer from leaks and low water pressure. Our survey includes a visual check of these services, with recommendations for further investigation by qualified electricians and plumbers where needed. We also assess the hot water system and heating equipment, noting both age and apparent condition.

• Rising and penetrating damp
• Roof tile and flashing defects
• Timber rot and woodworm
• Outdated electrical systems
• Plumbing and drainage issues
• Chimney deterioration