RICS Level 2 Survey Humberston

Our RICS Level 2 Survey covers a thorough visual inspection of every accessible part of the property. We check the walls, roof, floors, windows, doors and built-in fixtures, looking at their present condition and picking up defects that need attention. The report is set out with a simple traffic light system, red for urgent issues needing immediate action, amber for defects that should be repaired, and green for elements in satisfactory condition, so the seriousness of any problem is easy to grasp.

Humberston gives our surveyors a few distinct things to look out for, thanks to its mixed housing stock and local setting. You have modern homes at schemes such as Humberston Meadows, built to current standards, but also older homes within the designated conservation areas, where traditional construction methods are more common. We regularly inspect property across this part of North East Lincolnshire, so we know the issues that tend to crop up here, from clay soils affecting foundations to coastal exposure wearing down building materials.

The Level 2 survey can also include a market valuation if you ask us for one. That gives you an estimated figure for the property's value based on current local market conditions. In Humberston, where some sources put average prices at around £199,000 and others point closer to £268,000, that extra view can be especially helpful. An independent valuation from us can give you a clearer sense of whether the price being asked is fair.

There is more to it than the visual inspection alone. We also look at the property's energy efficiency and point out improvements that could help cut future energy bills. For Humberston homeowners, that matters more than ever while energy prices keep moving, and even fairly modest upgrades to insulation or window efficiency can have a noticeable effect on running costs.

• Visual inspection of all accessible areas
• Identification of defects and their severity
• Market valuation (optional)
• Advice on repairs and maintenance
• Energy efficiency assessment
• Clear traffic light rating system

Across Humberston and the wider North East Lincolnshire area, we see some problems come up again and again. Damp is high on that list. It is especially common in older homes that may not have modern damp proof courses, or where changes in how people live have reduced ventilation. Rising damp, penetrating damp and condensation all appear regularly in our reports here, particularly in houses that have had new windows and insulation added without enough ventilation to balance it.

Roofing is another area where defects show up regularly. Missing or broken tiles, worn flashing and poor insulation are all common findings. A lot of Humberston homes were built from the post-war years through to the 1980s, so many roofs are now at the stage where maintenance becomes a bigger issue. Close to the seafront, coastal exposure can make that deterioration move faster.

In older properties, electrical and plumbing installations often need a closer look. Original wiring and older pipework regularly fall short of current safety standards. We note obvious electrical hazards, outdated consumer units, and signs that plumbing may still include original galvanised steel or lead piping. These are the sort of costs that can stay hidden during an ordinary viewing, then become expensive surprises later.

Humberston also has a notable share of older residents, with 30.3% of the population aged 65 or older according to the 2021 Census, and that is often reflected in the housing stock. Many homes still retain original features and systems that no longer meet modern standards. Our surveyors are used to dealing with those age-related issues and will set out clearly what needs dealing with now and what may be left until later.

Construction type tells us a great deal before defects become serious. In Humberston, the housing stock covers several different periods of building practice, from the timber-framed chalets in Humberston Fitties, built with horizontal boarding on concrete block foundations, through to the more traditional brick-built homes that are common on newer developments.

Many Humberston properties were built with the materials long associated with Greater Lincolnshire, where clay-based soils historically supported local brick and tile production. As a result, plenty of homes have solid brick walls rather than modern cavity wall construction, which can affect both thermal efficiency and resistance to moisture. Older houses may also keep their original timber windows and doors, full of character but often below current expectations for security and energy efficiency.

Geology matters here as well. The most shrink-swell susceptible clays may be in South East England, but the clay soils found across Lincolnshire can still influence foundations, especially where older properties were built with shallow footings. We look closely for cracking or movement that could point to clay-related subsidence or heave, particularly after long spells of wet or dry weather.