RICS Level 2 Survey in Hexham

Our RICS Level 2 Home Survey gives a full inspection of the property's accessible areas, flagging visible defects and issues that could affect value or mean future spend. We look at walls, roofs, floors and foundations for movement, damp, rot or wear that may be missed by the untrained eye. In Hexham's older properties, especially those built before 1919 with traditional methods, we pay close attention to load-bearing walls and the condition of original features.

Roof structure, plumbing, electrical installations and insulation are all checked as part of the survey. Our inspectors look for compliance with current building regulations and pick up signs that previous owners may have carried out DIY alterations or extensions without the right paperwork. Hexham has period homes and modern developments side by side, so this kind of inspection gives a clear picture, whether the place is a historic townhouse or a contemporary new-build.

We also look at energy efficiency and point out where improvements could cut running costs. For properties in Hexham's conservation area, we note alterations that may need listed building consent or could alter the character of the house. Each area is given a clear rating, so any remedial work can be put in order.

All accessible areas, inside and out, come under the inspection, including outbuildings, garages and visible boundary condition. We cannot move furniture or take apart fitted joinery, but our judgment covers what can be seen easily. If something needs a specialist, we set that out plainly in the report so the next step is obvious.

• Structural walls and foundations
• Roof structure and covering
• Plumbing and drainage systems
• Electrical wiring and consumer unit
• Windows, doors, and joinery
• Damp and timber condition
• Insulation and ventilation
• External areas and boundaries

Hexham's architectural history means many buildings were made with local materials, including the hand-made dark red bricks that give a lot of homes their look. Our surveyors know the methods behind these period properties, from Victorian terraces with solid brick walls to Edwardian houses with more ornate details. We also know that some signs of wear in older homes are just that, wear and tear, best dealt with by regular maintenance rather than costly repairs.

On the southern flank of the glacial Tyne valley, Hexham's geology can have an effect on foundations and drainage in some houses. Our inspectors watch for subsidence, movement and drainage faults that may be tied to local soil conditions. Shrink-swell clay risks need site-by-site assessment, but we still examine foundations and walls for movement that could point to ground conditions beneath the property.

For homes in or near Hexham's conservation area, we note alterations or additions that may affect listed status or call for formal consent. With listed buildings and the conservation area designation in place, some works need permissions that our survey can bring to light. That helps head off legal trouble after purchase, and avoids problems if later changes affect value or the scope for alterations.

Some of Hexham's older buildings use stone from nearby Corbridge, and Roman stones are even built into certain structures around town. The railway also brought Welsh slate for roofs, and it is still common on many period properties. Our surveyors know these materials and how they age, so we can separate a real defect from the ordinary ageing of traditional building materials.

Homes in Hexham, especially those built before 1930, often show damp problems linked to solid wall construction. Unlike modern cavity walls, solid brick walls do not offer the same resistance to moisture, and without enough ventilation condensation can become an issue. We use professional moisture meters to assess damp levels and to identify rising damp, penetrating damp or condensation, with clear recommendations for treatment.

Older Hexham roofs, particularly those finished in Welsh slate, often need maintenance or replacement once they near the end of their life. We check slates for damage, slippage and failing mortar pointing along ridges and verges. Flat roof sections, common on extensions and garage conversions, also show deterioration quite often, and that can lead to leaks if left alone.

Period windows are often single-glazed, and timber frames may have rot that needs attention. Our survey checks every window and door, marking those beyond sensible repair as well as those that can still be restored. Because so many Hexham homes are older, original windows may also matter historically, which affects how they should be maintained and whether replacement is the right step.

Homes built before the 1970s often have electrical installations that fall short of current regulations and may bring safety risks. Where accessible, we visually inspect the consumer unit, wiring and socket outlets, noting any obvious defects or hazards. If we have concerns, we recommend that a qualified electrician carries out a fuller inspection before completion.

With Hexham house prices showing only marginal movement over the past year and transaction volumes falling, buyers have more room to negotiate than they did in stronger markets. A detailed RICS Level 2 survey gives the property information needed to negotiate with confidence. Even when buying a terraced property at around £270,000 or a detached home approaching £500,000, the cost of a professional survey protects a major financial commitment.

The planned development of up to 200 new homes on the former Hexham Middle School site on Wanless Lane shows there is still investment in the area. But outline planning permission has only recently been granted, and detailed applications are still to come, so these homes will not be ready immediately. For buyers looking in the meantime, our survey makes clear exactly what is being bought, whether that is an established house in the town or a property in one of the surrounding villages served by the Hexham area.

Serving Hexham, our chartered surveyors combine technical expertise with local knowledge of the area's varied housing stock. Homes in the historic town centre and those out in the surrounding countryside can raise very different issues. Put that local insight alongside the RICS method, and the report stays both accurate and practical for the property in front of us.

Book a RICS Level 2 survey with us and gain the confidence that comes from knowing exactly what is being bought. Our team can arrange an inspection at a time that suits, and we keep you updated throughout the process. It is a risky move to make one of the biggest financial decisions of life without the backing of a professional survey.