RICS Level 2 HomeBuyer Survey Hetton-le-Hole

The RICS Level 2 HomeBuyer Survey suits properties in reasonable condition that are being sold on the open market. Our chartered surveyors carry out a careful visual inspection of every accessible part of the property, looking at the walls, roof, floors, windows, doors, and integral fixtures. We work to RICS standards, so the assessment is consistent and professional, with the property judged against what is usual for its age and type. A simple traffic light system makes the findings easy to read, showing which parts need immediate attention and which are in acceptable condition.

We inspect the main structural elements, foundations, walls, roof structure, and load-bearing parts, and note any visible signs of subsidence, settlement, or structural movement that may point to serious problems. In Hetton-le-Hole, where many homes were built during the coal mining era, our inspectors pay close attention to mining-related subsidence and ground instability. The survey also covers the damp proof course, ventilation, and timber condition, all of which matter especially in older properties where deterioration may have built up over time. Our surveyors often come across original damp proof courses that have failed or been bridged over decades of alterations.

We also look at the property’s building services, including electrical wiring, plumbing, and heating systems. We do not test these systems, but we inspect them visually for obvious defects, age-related concerns, or installations that do not meet current regulations. The report gives a detailed view of insulation and energy efficiency too, so you can see how the home performs environmentally. For homes in Hetton-le-Hole, where many were built before modern energy efficiency standards, this can point to worthwhile improvements that may shape long-term running costs.

Environmental matters local to the area are included as well, such as flood risk from surface water and proximity to former mining activity. If our findings suggest it, we will explain whether further specialist reports, such as a Coal Mining Search or flood risk assessment, may be sensible. It gives you a rounded view of the property’s condition and any costs that could crop up later.

• Structural walls and foundations
• Roof structure and covering
• Windows, doors, and joinery
• Damp proof course and dampness
• Timber floors and staircases
• Bathroom and kitchen fittings
• Electrical and gas services
• Insulation and energy efficiency

Our surveyors know the local housing stock in Hetton-le-Hole very well, and it has some clear characteristics. The town expanded rapidly during the coal mining boom of the late 19th and early 20th centuries, so many properties are now approaching, or have passed, 100 years of age. Terraced houses are especially common in the older parts near the town centre, and many were built in the traditional brick style used during the mining era. These homes often have solid brick walls rather than the cavity wall construction seen in newer properties, which can affect both thermal efficiency and damp resistance. The widespread use of red brick across the area reflects the region’s industrial past, and many properties still keep much of their original character after decades of occupation.

The mining legacy in Hetton-le-Hole brings its own set of issues, and our surveyors look for them on every inspection. Old mining activity can cause ground movement long after operations stopped, and in some places that shows up as subtle subsidence, cracking in walls, or doors that no longer open and close properly. We are trained to spot the tell-tale signs of mining-related subsidence, and we will recommend further investigation if anything gives us cause for concern. Clay soils common in former mining areas can also shrink and swell, so periods of drought and heavy rain may move the ground enough to affect foundations. In our experience, properties on Front Street and the older terraced streets near the town centre need especially careful assessment.

Many homes in Hetton-le-Hole have had alterations and improvements over the years, and we check carefully whether those changes have been carried out to an acceptable standard. Extensions, loft conversions, and modern heating systems are all common, but workmanship can vary widely. Our Level 2 Survey will point out any non-traditional alterations or work that appears to have been done without the right building regulations approval, so you know about possible compliance issues before you complete. We often see houses that have been split into flats or fitted with several bathroom and kitchen installations over time, and those changes may need building control checks.

From surveying properties across the DH5 area, we regularly see certain defects that buyers should know about before buying in Hetton-le-Hole. Damp is particularly common in the older terraced homes, where original damp proof courses may have failed or been affected by changes to the external ground level over the years. Rising damp and penetrating damp are both frequent findings, especially in homes with solid brick walls that do not have modern cavity wall insulation. Our surveyors also use thermal imaging equipment to pick up heat loss and moisture penetration that might not be visible to the untrained eye.

Roof condition is another area we often find needs attention in the local housing stock. Many homes still have the original slate or tile roofs, and some are now approaching or have gone beyond their expected lifespan. We commonly note slipped tiles, worn felt underlays, and problems with flashing and gutters that need repair. In some cases, roof work has been done with unsuitable materials or methods, which can weaken the long-term weather resistance of the property. Where we can reach it safely, our inspectors examine the roof space too, checking rafters, purlins, and signs of past or current leaks.

Older properties in Hetton-le-Hole often need a close look at electrical and plumbing systems. Homes built before the 1980s frequently have wiring that no longer meets current regulations, and older consumer units or a lack of earthing are common findings. Lead or galvanised steel pipes may still be in use as well, which can affect water quality and raise leak risks. Our survey gives a visual check of these systems and recommends that a qualified electrician or plumber carries out further testing before completion. Given the age of much of the housing stock, we also often find timber defects, including wet rot and woodworm in floor joists, window frames, and other timber elements.