RICS Level 2 Survey in Hexhamshire

Our RICS Level 2 Survey looks over the accessible parts of the property, checking walls, ceilings, floors, doors and windows. In Hexhamshire’s older homes, we pay close attention to damp, especially in solid-wall buildings that do not have modern damp-proof courses. Roofs get a careful look too, with tiles, flashing and gutters inspected, since defects crop up regularly in period properties across the area. We also assess joinery, finishes and the general state of the internal fittings.

We look at the structure as well, checking for signs of subsidence, settlement or structural movement that can turn up in properties built on different ground conditions across Northumberland. Load-bearing walls, beams and joists are all part of the inspection. Services are reviewed too, with the visible condition of electrical and plumbing installations noted, although this is not a professional test of those systems. For homes in Hexhamshire close to the River Tyne or its tributaries, we also record any visible flood risk indicators.

Once the survey is done, the RICS Level 2 report sets out a clear condition rating for each element, from "no repair needed" to "urgent repair needed." If major defects are picked up, that document can give you room to negotiate, either by asking for repairs or by adjusting your offer. It also covers practical maintenance advice and likely future repairs, which helps when budgeting for the running costs of your new Hexhamshire property. Our surveyors add specific guidance on keeping traditional sandstone facades in good order, which are common throughout the Hexhamshire area, along with advice on solid-wall construction that features in many period homes in this part of Northumberland.

• Wall and ceiling condition
• Roof and gutter assessment
• Damp and timber inspection
• Structural movement check
• Electrical and plumbing overview
• Door and window condition

Across Hexhamshire and the surrounding Northumberland countryside, we often see the same defect patterns, and our surveyors are trained to spot them. Traditional sandstone looks attractive, but it can weather and see mortar joints erode over time, especially in properties exposed to prevailing westerly winds. We check pointing, stone condition and any cracking or movement that could suggest foundation trouble. In Hexham itself, Victorian and Edwardian terraces often show penetrating damp in north-facing walls, where rain-driven moisture works into solid brickwork that was never built for modern weather patterns.

Roofing defects are another regular concern in this rural area. Many homes still have original slate or clay tile roofs, and some are now at or beyond their expected lifespan. We often find slipped tiles, worn ridge pointing and corroded lead flashing around chimneys and dormer windows. Thatched roofs, still found in some of the more rural hamlets around Hexhamshire, are checked for the condition of the thatching material and any signs of water ingress or pest infestation. Original timber sash windows, common in Georgian and Victorian properties throughout the area, can also need work to cords, weights and glazing seals.

Some parts of Northumberland sit on ground with a history of mining activity, and that matters for Hexhamshire properties. A visual survey cannot uncover hidden mine workings, but our inspectors know the outside signs that can point to ground instability, such as cracking linked to subsidence, uneven floor levels, or doors and windows that stick because of structural movement. Where we spot those indicators, we advise a formal mining search as a separate check before you complete your purchase.

• Sandstone weathering and mortar erosion
• Roof tile slip and degradation
• Damp in solid-wall construction
• Timber window decay
• Structural movement indicators
• Historical mining subsidence

Hexhamshire’s rural feel means many properties are older period homes built from local sandstone and brick. They often have solid walls rather than modern cavity wall construction, and that can make damp more likely if maintenance slips. Our surveyors know these building methods well, and they know what matters when assessing older Northumberland homes. We identify penetrating damp, rising damp and condensation issues that commonly affect traditional solid-wall houses, especially in areas with high rainfall like Northumberland. The local geology, including clay deposits in some places, can also add to damp problems by allowing moisture to rise through solid floor constructions.

Because the area sits close to the River Tyne and its tributaries, some properties may fall within flood risk zones. We note any visible signs of previous flooding, water staining or poor drainage around the property. Boundary walls and fences are checked too, which is particularly important for rural homes where land boundaries can be extensive. Where a property backs onto agricultural land, there may also be issues linked to neighbouring farm activity that our report can highlight. In low-lying spots near the river, we pay close attention to floor levels and to any existing flood mitigation measures.

Northumberland has a long mining history, and parts of Hexhamshire may sit above former mine workings. Our survey is visual only, so hidden mining activity is beyond what we can see, but we do note any visible signs of ground instability or subsidence that might point to mining-related problems. In these areas, we recommend a mining search as an extra investigation. Our surveyors are used to spotting the subtle signs of structural movement that can worry buyers in this region. Properties in the villages around Hexham, especially those built on the coal measures that run through south Northumberland, may be most exposed.

Age is another factor in Hexhamshire, which is why electrical and plumbing installations are often original or dated. We inspect visible wiring, consumer units and plumbing materials, and we note where they fall short of current safety standards. Some period homes still have old rubber-insulated wiring or lead-sheathed cables, both of which can create a fire risk and may call for rewiring. Original lead or iron plumbing may also be present, with possible low water pressure and leaks, all of which we flag for further investigation by qualified electricians and plumbers.

• Traditional sandstone construction
• Solid-wall damp issues
• Flood risk near watercourses
• Historical mining areas
• Period property maintenance
• Rural boundary considerations
• Outdated electrical systems
• Original plumbing materials