RICS Level 2 Survey in Longnewton

Longnewton's market has kept moving, with 30 properties sold in the last 12 months across a range of property types. The average price is £297,556, while detached homes sit around £367,000 and terraced houses average £165,000. With sums like that on the line, a professional survey is a sensible layer of protection against hidden defects that can run into thousands to put right. A survey fee is small beside the cost of finding major structural problems after completion.

The village of Longnewton, within the Stockton-on-Tees area, has a mixed housing stock that throws up different issues for surveyors. In the core, pre-1919 homes tend to use traditional solid wall construction in local red brick and stone, while much of the surrounding area has been built since the post-1980 period. Knowing which era a house belongs to matters, because the defects are rarely the same. There are also 1945-1980 infill properties, and many of those include non-standard elements that need specialist experience to assess properly.

Longnewton's geology adds another layer to our inspections. The underlying Permian rocks and glacial till (boulder clay) can create a risk of shrink-swell subsidence, especially where large trees sit close by or foundations are shallow. We look closely for cracks, signs of movement in the structure, and uneven floors that may point to ground instability. Flooding is generally low risk here, although some low-lying spots can pick up surface water in heavy rain, so we check drainage and landscaping that could affect it.

Teesside has a long coal-mining history, and although Longnewton is not directly over major seams, we still keep an eye out for historic mining or shallow workings nearby. That matters most on the edge of the village, where old ground works may have taken place. Any settlement, movement or other signs of instability are recorded carefully in our reports, with further investigation recommended where it is needed.

Buyers are drawn to Longnewton because it is close to major employers in Stockton-on-Tees, Middlesbrough and Darlington, and the A19 and A66 give useful links. Teesside University is nearby too, and jobs in chemicals, advanced manufacturing and logistics add to the appeal. From a period house to renovate to a modern home on a new development, our survey spells out exactly what we are dealing with before anyone commits.

Construction in Longnewton varies a lot by age, and that difference is central to how we inspect. Pre-1919 homes in the village core usually have solid walls built from local red brick or stone, timber beam floors, and slate or clay tile roofs. Those materials have served well for over a century, but any alterations or repairs over the years need careful checking.

Homes built between 1945 and 1980 often moved to cavity wall construction with a brick outer leaf, although some were built with non-standard methods that were fashionable at the time. Many were finished with limited insulation by modern standards, and original flat roofs can now be nearing the end of their life. We look closely at those parts and set out practical steps for any improvements.

Post-1980 schemes, including The Orchard and Longnewton Gardens, generally use modern cavity wall construction with brick and blockwork, with insulation installed to the building regulations of the day. Pitched roofs with concrete or clay tiles are typical. They are usually in better shape than older stock, but we still check for poor ventilation, missing DPCs (damp proof courses), and workmanship defects left behind at build stage.

Different build types bring different moisture risks too. Solid wall properties are more likely to suffer rising damp where there is no effective damp proof course, or where an old one has failed. Cavity wall houses can end up with penetrating damp if the cavity has been bridged by debris or insulation. Our inspection looks at all of that, so the picture is clear whatever the construction type.

Across Longnewton's varied housing stock, certain problems crop up again and again. In pre-1919 homes in the village core, we often find damp, both rising and penetrating, timber issues such as rot and woodworm infestation, outdated electrical wiring that no longer meets current regulations, and roof defects including missing slates, defective lead flashing and deteriorating ridge tiles. These older properties need a careful look at structural integrity as well as any alterations made over the decades. Many also have no modern damp proof course, or one that has failed and needs attention.

Homes from 1945 to 1980 bring a different set of headaches. Insulation is often poor by modern standards, condensation can build up because ventilation is limited, and original flat roofs or non-standard construction elements from the period can give trouble. Our Level 2 Survey picks up these points and sets out practical recommendations to bring the home up to a reasonable condition. We often see original single-glazed windows that have deteriorated, and bay windows can start to leak over time.

Even the newer post-1980 properties can show defects, though they are usually in better condition than older houses. We commonly note slight settlement, builder shortcut issues, and faults linked to modern materials. The recent new builds at The Orchard at Longnewton and Longnewton Gardens by Miller Homes and Avant Homes, priced from £269,995 to £429,995, are generally in good shape, but we still check for the usual new-build problems, including poor roof ventilation, missing or displaced insulation, and signs of early movement in the first few years after construction.

One issue we always keep in mind in Longnewton is subsidence linked to the local clay soils. Where large trees stand close to a building, especially with shallow foundations, dry spells can cause the clay to shrink and the property to move. We inspect crack patterns in walls, look for evidence of past movement, and consider how close the trees are. If something looks concerning, we recommend a structural engineer take it further.

• Rising and penetrating damp
• Roof defects and missing tiles
• Structural cracks and movement
• Outdated electrical systems
• Timber decay and woodworm
• Defective windows and doors
• Inadequate insulation
• Drainage and gutter issues
• Signs of subsidence or ground movement
• Condensation and ventilation issues

Your Level 2 Survey report follows the RICS format and gives a full assessment of the property's condition. It opens with a summary of the construction, age and type of the home, then moves into an overview of the inspection itself. That context helps make sense of the findings that follow and shows how the property compares with others of a similar age and type in the Longnewton area.

The main body of the report sets out each part of the property with detailed observations and condition ratings. We use a traffic light system, green (no repair needed), amber (defects requiring attention), and red (serious issues requiring urgent attention). Every section includes photographs of the issues identified, so it is easy to see exactly what we mean. We cover the roof, walls, floors, windows and doors, kitchen and bathroom fittings, services (electricity, gas, water), and external areas.

At the end of the report, we give our overall opinion of the property and set out recommendations for urgent repairs, further investigations, or ongoing maintenance. A market value assessment and rebuilding cost for insurance purposes are included too. That information is especially handy for mortgage applications and for arranging buildings insurance, because insurers often need accurate rebuild costs to work out premiums.