RICS Level 2 Survey in Hackness

Our RICS Level 2 Survey, previously called the HomeBuyer Report, gives you a detailed visual inspection of the property's accessible parts. We look over the walls, roof, floors, doors and windows, and we also comment on visible services such as plumbing and electrics where it is safe and practical for us to do so. The aim is to pick up defects that could affect value, safety or habitability, and to give you an independent view that can help in negotiations with the seller if problems come to light.

In Hackness, many homes are built in traditional stone and finished with rosemary tile roofs, so they need a surveyor who knows what to look for. Our team sees the same recurring issues in older North York Moors properties, damp in ageing stone walls, problems with heritage roofing materials, and the steady wear that comes with period homes. We set all of this out in a straightforward report with photographs and traffic light ratings for each area we inspect.

We cannot shift furniture or expose defects hidden from view, but we do give a careful assessment of what can be seen. That matters in Hackness, where much of the older housing stock dates from the late 20th century or earlier and can hide faults that only an experienced professional is likely to notice. The survey also comes with a market valuation and an insurance reinstatement figure, so you get a rounded view of what the property is worth.

For Hackness properties, we pay particular attention to penetrating damp in stone-walled buildings, especially on exposed elevations that take the prevailing winds from the North Sea. We check roof slopes for slipped or broken tiles, inspect leadwork to chimneys and valleys, and review the condition of rainwater goods, which can deteriorate badly in coastal environments. We see these defects time and again across the YO13 area, and our reports explain the practical steps needed to deal with them.

• Visual inspection of all accessible areas
• Roof, walls, floors, and foundations
• Assessment of damp and timber conditions
• Evaluation of plumbing and electrical installations
• Market valuation and reinstatement figure
• Clear traffic light rating system

Because of the age and build type of many Hackness homes, we regularly come across defects that buyers need to know about. Damp is often the main one, especially rising damp in solid stone walls without the cavity construction seen in modern homes. Penetrating damp can also show up on exposed elevations, particularly in wetter months when driving rain from the North Sea pushes moisture through porous stonework or worn pointing.

Roofing is another big issue in Hackness. Plenty of properties still have traditional rosemary or plain tile roofs that are now decades old, and we often find slipped tiles, worn ridges and damaged leadwork around chimneys and roof penetrations. Sometimes the covering has been patched over the years instead of properly replaced, which can mean ongoing leaks and decay in the timbers. If major roof work or replacement is needed, the insurance reinstatement figure in our report takes that into account.

Older electrical installations can need attention too. Homes that have not been updated since the 1990s or earlier may still have consumer units and wiring that would not meet current regulations, even if they were compliant when first installed. As part of the survey, we carry out a visual check of the electrical installation and flag any obvious safety concerns or areas that should be looked at further by a qualified electrician before you complete the purchase.

Set within the North York Moors, Hackness has a striking setting, with rolling countryside around it and the Yorkshire coastline close by. The village has a distinctive spread of period homes built from local stone, and many properties date back several decades or longer. Dressed stone walls and rosemary tile roofs are common here, which gives the place much of its character but also calls for surveyors who understand these traditional construction methods.

Property prices have risen sharply, and some postcodes in the YO13 area have recorded increases of over 33% in the past year, which says a lot about the draw of rural spots such as Hackness. In the last twelve months, four properties have sold in the Hackness area, on Shortgate Cottage, Lowdales Farm, Chapel Cottage and Sunny Crescent. That level of activity points to continued demand in this well-liked village, which is exactly why buyers need a clear understanding of what they are taking on.

Scarborough is just eight miles away, giving Hackness residents access to a wider range of amenities, from schooling and healthcare to cultural venues such as the Stephen Joseph Theatre. Many buyers like the quiet village feel while still being close to a larger town. Even so, the rural setting can bring extra considerations, private water supplies, septic tanks or access constraints, and a Level 2 Survey can help identify them.

The housing stock in Hackness includes plenty of properties that are over 50 years old, and many have changed hands only a few times over the decades. As a result, some homes have not been brought up to modern standards for insulation, electrical systems, or bathroom and kitchen fit-out. Our survey gives you an independent view of the property's condition now, so you can judge what spending may be needed to reach your own standards or satisfy current energy efficiency expectations.

• Traditional stone construction
• Period property features
• Proximity to coastline
• Access to Scarborough amenities
• Rural setting within National Park