RICS Level 2 Survey in Hotham

Our RICS Level 2 Survey gives a full inspection of the main accessible parts of a property. We look at the walls, roof, floors, doors and windows, inside and out, and check for visible signs of damp, rot, structural movement, and problems with plumbing or electrical systems. The survey is carried out to RICS standards, so the assessment is consistent and professional, and it gives you something solid to work from during your property purchase negotiations.

Hotham’s older housing stock needs a careful eye, especially homes built before 1919 and those from the interwar period. A lot of properties here have traditional solid walls, which behave differently from modern cavity-wall homes. Our report sets out the findings plainly, using a traffic-light rating system so it is clear which issues need urgent action and which are minor. We also look at the condition of any damp-proof course, because in older solid-wall properties it is often absent or has failed.

We include a market valuation and an insurance rebuild cost assessment, so you get a clear picture of the property’s worth. Where our inspectors find serious defects, we mark them as "amber" or "red", which helps you judge the likely cost. That can be very useful when you are negotiating the price or asking the seller to sort out specific problems before completion. Our valuation is based on current market data for Hotham and the wider East Riding area, so it stays grounded in local conditions.

Our inspection takes in all the main building elements in a methodical way. We examine the roof structure, including rafters, purlins, and any visible signs of timber decay or insect damage. Walls are checked for cracking, bulging, or movement that might point to foundation problems. We also test windows and doors for operation and condition, and inspect any extensions or alterations that have been added to the property.

• Structural walls and foundations
• Roof covering and flashing
• Windows and doors
• Damp and timber condition
• Plumbing and electrical overview
• Energy efficiency assessment

Our experience surveying homes across the East Riding means we know what to look for in Hotham. The main building materials here include local red brick and rendered finishes, with older properties sometimes using traditional stone construction. Roofs are usually finished in slate or clay tiles, and although these materials are durable, they still need regular upkeep. Our inspectors often see wear on traditional roofs, such as broken slates, failing lead flashing, and timber decay in roof structures. Given the age of many Hotham properties, some roofs may be close to, or beyond, their expected lifespan.

Damp is one of the most common problems we come across in Hotham properties. Rising damp affects many older buildings with solid walls, especially where chemical damp-proof courses are missing or have failed. Penetrating damp can arise where pointing has broken down or where roof details have allowed water ingress. Condensation is another issue, particularly in homes with poor ventilation. Our surveyors check walls, floors and ceilings for damp using moisture meters and visual checks, looking for tide marks, black mould and soft plaster that point to an ongoing problem.

The local geology creates particular concerns around subsidence and structural movement. Clay soils beneath Hotham properties expand and contract as moisture levels change, which can cause foundations to shift. That movement often shows up as cracking in walls, especially around door and window openings. Our inspectors assess walls for signs of movement, noting the pattern and width of any cracks so we can judge whether they point to a serious structural issue or are simply cosmetic. We also look for signs of earlier remedial work such as crack stitching or resin injection.

Electrical and plumbing systems in older Hotham homes often need close attention. Many properties built before the 1970s still have original fuse boards with replaceable fuses rather than modern consumer units, and the wiring may pre-date current regulations. Lead water pipes were common in homes built before 1970, and they can affect water quality. Our survey includes a visual check of these services, and we flag any concerns that should be reviewed by qualified electricians or plumbers before completion.

• Rising and penetrating damp
• Roof defects and timber decay
• Subsidence and structural movement
• Outdated electrical systems
• Plumbing and drainage issues
• Pointing and masonry deterioration

Buyers in Hotham should keep local flood risk in mind. The village sits near the River Foulness, a tributary of the River Ouse, and homes beside watercourses may face fluvial flood risk. Surface water flooding can also affect low-lying areas or properties with poor drainage. Our surveyors note any signs of previous flooding and can talk through flood resilience measures. We look for water marks, sediment deposits and damaged finishes that may point to earlier flood events.

The East Riding of Yorkshire sees varied weather, and properties here have to cope with significant rainfall and changes in temperature. Our survey includes a check of drainage systems, guttering and downpipes to see whether they can cope with local conditions. We also look for signs of earlier water damage that could suggest historic flooding. In our experience, homes in low-lying positions near the river valley need especially careful inspection.

We also look beyond flooding at other environmental factors that could affect the property. That includes ground stability, nearby tall trees that may influence foundations, and any history of mining or quarrying in the area. Hotham is not in a mining area, but we still check for any sign of historical activity that could affect ground conditions. The aim is to identify environmental risks that might affect the property’s value or how you live there.

Energy efficiency matters too for Hotham buyers. Many older homes in the village have solid walls rather than cavity walls, so their thermal performance tends to be weaker. Our survey includes an assessment of the property’s energy efficiency and will flag obvious issues with insulation or heating systems. We do not provide a full Energy Performance Certificate, but we can highlight areas where improvement may be needed and suggest further investigations where needed.