RICS Level 2 HomeBuyer Survey Kingston upon Hull

Kingston upon Hull gives buyers a few very local reasons to get a RICS Level 2 Survey before they commit. Its position on the Humber Estuary, together with extensive clay deposits, brings risks such as shrink-swell ground movement that can affect foundations. We see these geology-related problems regularly, especially in older homes where foundations were often built under less stringent building regulations than apply today.

Across Hull, especially in inner-city districts dominated by Victorian and Edwardian terraces, age-related damp is a recurring problem. We often find rising damp travelling through solid walls, along with penetrating damp caused by worn roof coverings and failing rainwater goods. In our Level 2 surveys, we set out what we have found, where repair work is likely to be needed, and the likely costs involved.

Flooding matters here, and we treat it that way. Hull faces risk from the River Hull, tidal surges from the Humber, and surface water flooding in low-lying parts of the city, so we look closely for flood resilience measures and signs of earlier flood damage. Homes around Spring Bank, Boulevard, and close to the Old Harbour need a careful review of flood history and any remedial works already installed. Our surveyors know the city's flood zones well and can comment on how adequate the existing defences appear to be.

Hull's economy is changing, with major investment in offshore wind energy from firms such as Siemens Gamesa, alongside continued port activity and growth in healthcare. That level of activity feeds into housing demand across the city. For buyers, it makes it all the more important to know exactly what they are buying before putting serious money on the line.

• Damp and condensation issues
• Roof condition and tile degradation
• Foundation movement and subsidence
• Outdated electrical systems
• Timber decay and woodworm
• Wall tie failure in cavity walls

Because we survey so many properties across Kingston upon Hull, we have a clear sense of the defects that come up again and again in the local housing stock. Age, construction style, and environmental conditions combine to create a fairly distinct pattern, and buyers need to know about that before they complete. In places such as Newland, Pearson Park, and the Avenues, the large number of Victorian and Edwardian homes brings a set of recurring issues our surveyors are trained to spot.

In Victorian and Edwardian terraces, rising damp is common because many were built without modern damp-proof courses. These solid-walled houses also often contain outdated electrical installations that may fall short of current safety standards, and it is not unusual for original wiring to remain in place despite partial updates. We regularly see kitchens and bathrooms that have been refurbished without matching electrical upgrades, which can leave real safety concerns behind.

The clay geology beneath much of Hull brings shrink-swell risk, especially where mature trees stand close to a property or where the ground has gone through prolonged dry or wet periods. We often record signs of foundation movement across the city, from cracking to internal and external walls to sticking doors and windows and uneven floor levels. Near the River Hull and the Humber Estuary, alluvial deposits can add another layer of complexity to foundation design and condition.

Roofing is another area where problems show up regularly. Many older houses still have original or ageing roof coverings that have already outlived, or are close to outliving, their expected lifespan. We frequently note slipped tiles, deteriorated felt underlay, and corroded lead flashing, with north-facing slopes often in worse condition because moss growth speeds up deterioration. In HU5, HU6, and HU7, plenty of roofs need substantial maintenance or full replacement. Because clay tiles and slate are so widely used locally, our surveyors are well placed to judge how much life these materials may have left.

• Rising damp in solid-walled properties
• Subsidence from clay soil movement
• Outdated electrical wiring (pre-1970s)
• Roof tile slippage and felt deterioration
• Wall tie corrosion in cavity wall properties
• Timber rot in suspended wooden floors

Once the Level 2 HomeBuyer Report is complete, we send over a detailed document that sets out our findings on the property's condition in a clear way. The traffic light rating system helps show which issues need immediate attention and which ones can simply be kept under review. We assess each part of the property separately, so you get both an overall view and a close look at the specific problem areas.

Each defect we identify is given an urgency rating using the RICS condition ratings. Red means immediate attention is needed and the issue may affect habitability or safety. Amber marks defects that should be repaired, but are not critical straight away. Green shows satisfactory condition. It is a straightforward system, and it helps buyers decide what to tackle first and how to budget once the purchase completes.

We also include a reinstatement cost for insurance purposes. This is the estimated amount needed to rebuild the property if it were completely destroyed, and it matters when arranging adequate buildings insurance cover. The figure reflects the property's size, construction, and location in the Hull area, and many mortgage lenders ask for it as part of their lending conditions.

Our Level 2 reports also contain a market value assessment. Buyers often find this helpful for mortgage purposes and for judging how the property sits against others in the Kingston upon Hull market. We base the valuation on our knowledge of local conditions, including factors affecting prices in the area such as flood risk and development activity.