RICS Level 2 Survey in Lanchester

Lanchester is not just an attractive County Durham village, it sits over the West Durham Coalfield, and that matters when you are buying. Drift mining left a complicated legacy below ground, so a house can still be affected by old workings long after the pits stopped operating. During our Level 2 surveys we carry out a careful visual check of the property and record any cracking, distortion or other signs that could point to mining-related subsidence or ground movement. The Coal Authority advises buyers in former coal mining areas to obtain a mining report, and our surveyors know the tell-tale signs of damage linked to historic mining.

A designated Conservation Area covers the part of Lanchester around All Saints Church and the old village green. Homes on Front Street and the nearby lanes can fall under Article 4(2) Direction controls, which remove certain permitted development rights. For a period house in the conservation area, our survey sets out the condition of the building and flags issues that may affect planning control compliance. Local sandstone appears throughout the older stock here. It looks right for the village, but it is porous, and it needs the right sort of maintenance. Our surveyors understand how sandstone weathers in the local climate and will pick up early decay that a less experienced inspector might overlook.

Flooding also has to be taken seriously in Lanchester. Flash flooding has affected the village in recent years, especially around the Smallhope Burn and Alderdene Burn, both tributaries of the River Browney. Fenhall Park, Victoria Terrace, Station Road and Front Street are among the areas identified as flood warning zones. On inspections in these locations, we look closely at drainage, external ground levels and any staining or repairs that suggest previous water entry. After the major flash flooding in October 2023, when most roads through the village, including the A691, were closed, we give extra attention to lower-lying homes close to watercourses.

• Mining subsidence assessment
• Flood risk evaluation
• Conservation area considerations
• Sandstone construction analysis
• Victorian terrace defect identification
• Electrical and plumbing condition check

Lanchester's housing tells the story of the village, from a small agricultural settlement, through the industrial period, to the present day. Around the village green and Front Street, the oldest houses are usually mellow local sandstone, sometimes under red clay pantile or dressed stone slab roofs. Damp penetration and weathering can be an issue in these buildings. The Durham-Consett railway, opened in 1862, brought more terrace building, including homes along Station Road, The Garths and Prospect Terrace, often in stone and brick with the blue-grey Welsh slate now seen across much of the village. Our surveyors have inspected dozens of these Victorian terraces and understand the defects that come with this construction type.

Valley Grove, St Bede's Court and Fenhall Park belong to later phases of growth, while Bishops Meadow and the new builds at Cecil Crescent add modern sandstone construction and newer fittings. Each period brings its own risks. Older sandstone can lose mortar and take in moisture, whereas post-war houses may raise questions around cavity wall insulation or ageing concrete roof tiles. Because we have surveyed homes across all these Lanchester development phases, our advice is based on the way each type actually performs locally.

The 2011 census recorded that 82% of properties in Lanchester were owner-occupied, with many family houses and a sizeable population aged 65 and over. That maturity shows up in the housing stock. We regularly find older electrical systems, dated boiler installations and original features that now need work to meet modern safety expectations. Our report sets out what is likely to need repair, replacement or further investigation. We have seen homes still carrying Victorian wiring last updated in the 1950s, along with central heating systems many decades beyond their expected working life.

Some defects come up again and again in our Lanchester reports. Damp and moisture are high on that list, especially in the older sandstone houses within the conservation area. Rising damp can affect buildings put up without modern damp-proof courses, while penetrating damp often follows weathered porous stone and tired pointing. Condensation is common in Victorian terraces with solid walls and poor ventilation, particularly in kitchens and bathrooms. Front Street and the streets around the village green are especially prone to these damp-related issues because of the age of the original construction and the porosity of the local sandstone.

Roofs are another regular source of concern. The Welsh slate roofs seen across Lanchester often show broken or missing tiles, failing ridge mortar and defective flashings around chimneys. Many houses still have original chimneys, and we often see crumbling brickwork or stacks that have begun to move. With North East weather working on exposed roofs year after year, these defects matter. Where access allows, our surveyors inspect roof spaces for leaks, rot and poor insulation. We have been inside plenty of properties where the original slate has gone beyond its expected lifespan and now needs urgent attention.

Services in older Lanchester properties can also lag well behind current safety standards. Victorian and Edwardian wiring may pre-date modern regulations and can present a fire risk. Lead or galvanised steel pipes, often found in older installations, may affect water quality and pressure. Central heating systems are sometimes inefficient and close to the end of their operating life. Our survey includes a visual assessment of these services, with recommendations for further checks by qualified contractors where needed. We have surveyed homes with fuse boxes that have not been updated since the 1970s, which is a serious safety issue.

• Rising and penetrating damp
• Roof tile damage and slate failure
• Chimney instability
• Outdated electrical wiring
• Original plumbing systems
• Window and door decay
• Solid wall insulation issues
• Signs of structural movement