RICS Level 2 Survey in Londesborough

Our RICS Level 2 Survey gives a visual check of the property’s main parts. We look over the walls, roof, floors, doors, windows and permanently fitted fixtures, watching for decay, damage or movement in the structure. In Londesborough’s older homes, we pay close attention to traditional brickwork and stone details, as weathering and deterioration can show over time. Any extensions or alterations carried out over the years are included too.

Each area inspected is set out in a straightforward traffic light format, Red for urgent matters that need immediate attention, Amber for defects that should be looked into further, and Green for items in satisfactory condition. That layout makes the key points easy to pick out and helps prioritise any work after you move in. For properties in Londesborough’s Conservation Area, we also note features of historic or architectural interest, including original windows, doors and decorative stonework that may be protected by listing or conservation regulations.

In Londesborough, our inspectors know the kinds of issues that turn up again and again across this part of the East Riding. The local geology, with chalk bedrock overlain by clay till, means we keep a close eye out for subsidence or heave in properties with shallow foundations. Drainage gets checked as well, since older houses with original pipework can have problems there. We inspect guttering and downpipes, look at underground drainage runs where we can reach them, and note anything that points to blockages or damage that could lead to damp.

Traditional solid wall construction is the norm in Londesborough’s many pre-1919 properties, while cavity wall construction is more common in post-war builds. Our surveyors also understand that older homes were built with lime mortar rather than cementitious mortars, which changes how moisture moves through the building fabric. Timber-framed roofs with purlins and rafters are checked too, with a focus on rot and insect damage that often affects these older roof structures.

• Walls and foundations
• Roof structure and coverings
• Windows and doors
• Damp and timber condition
• Plumbing and electrical
• Drainage systems
• Insulation
• Conservation Area considerations

For buyers in Londesborough, a RICS Level 2 Survey offers important protection because of the age and make-up of local housing. Around 40% of properties were built before 1919 and another 25% date from 1945 to 1980, so most homes in the village are at an age where wear and deterioration matter. Our surveyors often uncover defects that would not be obvious on a casual viewing, from concealed timber rot to structural movement that could mean significant repair costs.

Set on the Yorkshire Wolds, with chalk bedrock overlain by clay till deposits, the village brings its own foundation issues. Clay soils can shrink and swell, so foundations may move during long dry spells or after periods of heavy rain. Homes with shallow foundations, or those close to large trees, are especially exposed. We look for the usual warning signs, diagonal cracking in walls, sticking doors and uneven floors, all of which can point to this kind of structural stress.

Many properties in Londesborough sit within the Conservation Area, so historic features need a careful eye. Original sash windows, decorative stonework and traditional roof coverings all add character, but they also need the right maintenance knowledge, which our surveyors bring. We identify badly altered historic features, materials that have worn out, and modern replacements that sit awkwardly with the property’s character. For buyers of a historic village home, that detail matters, both for value and for the responsibilities that come with ownership.

The rural setting has an effect too. With farmland nearby, some properties face issues linked to drainage, rodents and, in certain cases, structural movement caused by agricultural machinery on adjoining land. Our surveyors take those local conditions into account as part of the inspection, so the report reflects the realities of owning a home in this East Riding village.

Several common defects crop up again and again in Londesborough, and our surveyors see them frequently during inspections. Damp is probably the most common, especially in older homes built with solid walls before cavity wall construction became standard. Rising damp can affect ground floor walls, while penetrating damp often appears in roofs or walls exposed to prevailing winds. Condensation is also common in older houses with poor ventilation, particularly in bathrooms and kitchens where moisture levels are highest. Where needed, our surveyors use moisture meters and thermal imaging to identify the type and extent of any damp problem.

Roof condition deserves close attention in Londesborough, where many homes still have their original slate or clay tile coverings. These materials are durable, but they do eventually reach the end of their service life and may let water in. Our surveyors inspect all accessible roof spaces, checking tiles, flashing, felt and timber rafters. Chimney stacks are another regular concern, with weathering, spalling brickwork and defective flaunching around the pot often found in properties over 50 years old. We also look for earlier leaks that may have caused timber decay or stains to ceilings.

The local geology brings its own challenges, and our surveyors know them well. Chalk bedrock with overlying clay till creates conditions where shrink-swell movement can affect foundations, especially during prolonged dry spells or spells of heavy rainfall. Homes with shallow foundations, or those close to large trees, may show movement or cracking that needs further investigation. Surface water drainage can also be troublesome in some areas, particularly where original drainage systems have not been maintained. A relatively low risk of river or coastal flooding does not remove the surface water risk, especially after heavy rain.

Older Londesborough homes are often found to have outdated electrical systems. Many still contain original wiring that falls short of current safety standards, while consumer units may be old or not up to modern electrical demands. Lighting circuits can also lack proper earthing. Plumbing is often dated too, with period properties sometimes still using old galvanised pipes that corrode and reduce water pressure. Heating systems may be inefficient or out of date, and some older cottages do not have central heating at all. Our surveyors record these points and recommend further checks by qualified electricians and plumbers.

• Rising and penetrating damp
• Roof deterioration and leaks
• Timber rot and woodworm
• Chimney stack defects
• Drainage issues
• Foundation movement
• Outdated electrical systems
• Poor insulation