RICS Level 2 Survey in Great and Little Broughton

A RICS Level 2 Survey, formerly known as the HomeBuyer Survey, gives a detailed look at the property’s accessible areas and picks up defects that could affect value or safety. Our inspectors check the roof structure, walls, floors, ceilings, doors, windows, and all visible plumbing and electrical installations. We also assess risks such as damp penetration, structural movement, timber defects, and anything linked to the property’s age or construction type. Where it is safe and practical, we physically access the roof space and inspect the rafters, joists, and any insulation materials in place.

In Great and Little Broughton, our surveyors keep a close eye on the issues that commonly affect the local housing stock. With a mix of pre-1919, interwar, and post-war properties, we pay particular attention to damp, especially rising damp in solid-wall homes and penetrating damp where pointing or render has broken down. The wider Teesside geology, including Great and Little Broughton, is made up of Permian and Triassic sedimentary rocks, such as mudstones, sandstones, and limestones, with superficial deposits including glacial till (boulder clay). That clay-heavy ground can bring subsidence and heave risks, especially where trees sit close to buildings or drainage has been compromised.

We also carry out a visual inspection of boundaries, outbuildings, and the general setting around the property. Garages, sheds, and other detached structures are checked, along with boundary walls and fences for damage or signs of instability. Our surveyors note how close trees are to the home, because clay soil in this area is prone to shrink-swell movement that can affect foundations when vegetation draws moisture from the ground. After the inspection, you receive a RICS survey report that sets out our findings clearly, using a traffic light rating system.

That traffic light system makes the condition of the property easy to read at a glance. Green means no issues that need attention, amber points to defects that need repair or further investigation, and red highlights serious problems that may need urgent action. Each defect comes with photographs and practical recommendations, so you can see exactly what you are buying and use the information to negotiate a fair price or ask for repairs before completion. The report also includes a market valuation and an insurance rebuild cost, both of which matter to mortgage providers and buildings insurers.

• Roof structure and covering
• Walls, foundations and damp assessment
• Windows, doors and joinery
• Plumbing and electrical visual inspection
• Floors, ceilings and stairs
• Boundaries and outbuildings

Buying in Great and Little Broughton? A RICS Level 2 Survey is especially useful because the local housing stock varies so much in age. A significant proportion of properties were built before 1945, alongside post-war homes from different building phases, so age-related defects are far from rare. Our surveyors regularly come across deteriorating roof coverings, outdated electrical systems, and damp in older homes across the village. Detached houses, which make up 40.7% of properties, often have more complicated roof layouts and larger floor areas to inspect, so a careful survey is vital if you want a true picture of the investment.

The semi-rural feel of Great and Little Broughton means many homes have larger gardens and are close to trees and other vegetation. It adds to the character of the place, but trees planted near a property can be a problem for foundations in this clay-rich area. Our surveyors look carefully at how the planting sits in relation to the building, checking for signs of root intrusion or ground movement that could point to subsidence risk. Drainage systems get checked too, which matters especially in older homes where clay pipes may have cracked or shifted over time.

For buyers using the property as a commuter base, the condition of the home matters just as much as the location. A Level 2 Survey gives you a clear view of maintenance or repair costs that may crop up in the years ahead, so you can plan your budget with more confidence. From a terraced property to a detached family home, our report helps you make a properly informed decision about one of the biggest purchases you will ever make.

Great and Little Broughton properties often show the same kinds of defects, and our surveyors are trained to spot them. The village’s housing stock includes a significant proportion of older homes built before 1945, together with post-war properties from different building phases. That mix means damp is frequently picked up during surveys, especially rising damp in solid-wall properties and penetrating damp where pointing or render has deteriorated. Homes built before the 1970s often lack proper cavity walls, so they rely on solid brickwork that can take on moisture more easily if the external render or pointing has failed over time.

Roof condition is another major focus during our inspections. On properties over 50 years old, we often see wear to the roof covering, including damaged or missing tiles, deteriorated lead flashing, and problems with gutters and fascias. The traditional brick construction seen throughout the village, often in the red brick common across the North East, can also show weathering and mortar erosion, which we record carefully. Where it is safe and practical, our surveyors physically access the roof space, so you get a proper view of the roof’s remaining life and any repairs that need attention now.

The clay geology beneath Great and Little Broughton brings the potential for subsidence and heave, especially where trees stand close to homes or drainage has been affected. Our surveyors inspect walls, ceilings, and door frames closely for structural movement, cracking, or uneven settlement that could suggest foundation problems. The Permian and Triassic bedrock below the area, together with superficial glacial till deposits, means some locations are more prone to ground movement than others. We pay particular attention to diagonal cracking around door and window frames, as that can be a sign of foundation movement.

Older homes may still have electrical systems and plumbing that no longer meet current regulations, and we flag those for further review by qualified electricians and plumbers. Properties built before the 1980s can still contain old rubber or fabric-covered wiring, poor earthing, or consumer units that fall short of modern safety standards. Lead pipes or galvanised steel plumbing may also remain in the oldest houses. Our visual inspection brings these issues to light so you can arrange more detailed checks before you complete the purchase.