RICS Level 2 Survey in Middlesbrough

Our RICS Level 2 Survey gives a thorough visual inspection of all accessible parts of the property. We look at walls, the roof, floors, doors and windows, then assess the inside and outside condition. Damp is checked specifically, as it is a familiar problem in Middlesbrough's older terraced and semi-detached homes, especially those built before 1919 in places like Linthorpe and the town centre, where rising damp and penetrating damp can appear as buildings age or damp-proof courses fail. A lot of those older homes were built with solid walls rather than the cavity construction used in newer properties, so they are more exposed to moisture getting through.

Roofs get a close look too, from tiles and flashing to felt and any obvious wear and tear. Many Middlesbrough homes still have traditional slate or clay tile roofs, and although they are long-lasting, slipped tiles, failing pointing and tired felt can all show up with age. We also check visible electrical and plumbing systems, noting old wiring or pipework that may fall short of current regulations, which matters quite a bit in properties built before 1980 when standards were very different from today's. We record the type of consumer unit, visible wiring in accessible areas and the condition of pipework that can be seen.

Doors and windows are inspected for smooth operation, good sealing and any timber rot or decay in frames. Older windows may not have double glazing, which can mean poorer thermal performance and higher energy bills. Our survey also covers outbuildings, garages and the general grounds, along with boundaries and drainage. We look for movement in boundary walls, the state of fences, and whether drainage seems to be working properly by checking guttering, downpipes and any visible drainage runs.

An energy performance reference is included in the RICS Level 2 Survey, so you can see the property's current EPC rating and the advice given for improving energy efficiency. That matters in Middlesbrough, where so many older homes perform badly on heat retention, and the likely cost of upgrades can have a real effect on your overall purchase budget.

• Visual inspection of all accessible areas
• Damp and moisture assessment
• Roof and chimney condition
• Electrical and plumbing visible elements
• Windows, doors, and joinery
• Walls, foundations, and floors
• Outbuildings and grounds
• Energy performance reference

Middlesbrough's housing stock throws up a few repeat issues that our surveyors see time and again. Damp is especially common in the town's older terraced and semi-detached homes, and those two house types together account for over 73% of the local mix. Rising damp happens when ground moisture moves up through brickwork, usually because the damp-proof course is missing or has failed. Penetrating damp comes in through damaged roof coverings, poor pointing or missing mortar between bricks. Condensation is another regular problem, especially where ventilation is poor and modern double glazing traps moisture indoors, creating the sort of conditions that lead to black mould on walls and windowsills.

Victorian and Edwardian roofs in Middlesbrough need careful checking. Slate roofs are common on those older homes, and while they look good and last well, cracked or slipped tiles, worn lead flashing and failing mortar on ridge tiles can all crop up. Mid-20th century properties may have concrete tiles, which can become porous over time and let water in. We inspect the outer roof covering and, where accessible, the roof space too, looking for water staining, timber decay and insulation that is not up to scratch. In areas like Linthorpe and Marton West, many older homes still have insulation levels well below current standards, and our report will point that out.

Middlesbrough's local geology means subsidence needs a watchful eye in some parts. The Tees Valley sits on clay-rich soils that shrink and swell as moisture levels change, and that can affect foundations, especially where trees are planted near the property. It is not as widespread as in some other UK regions, but our surveyors still look hard for cracking to walls, sticking doors and uneven floors that may point to ground movement. Properties in the TS7 and TS8 postcode areas may be more vulnerable because of the underlying clay deposits.

Older properties often need attention to their electrical and plumbing systems. Wiring from the 1960s and 1970s may struggle with modern demand and can create fire risks. Lead or galvanised steel pipework in older homes is also prone to corrosion and low water pressure. We note these visible issues in the survey and recommend further checks by qualified electricians and plumbers where needed. The consumer unit is reviewed too, with particular attention on modern RCBO protection rather than older fuse box styles.

Knowing how Middlesbrough homes were built helps us focus the inspection properly. Most residential properties in the area use traditional brick cavity wall construction, which became the norm from the early 20th century onwards. Properties built before that, especially the Victorian and Edwardian terraces common in Linthorpe and the town centre, usually have solid wall construction with load-bearing brickwork. Those solid walls are more likely to let damp through and do not hold heat as well as modern cavity wall construction.

Roof construction changes quite a bit from one part of the town to another. Older homes generally have traditional cut timber roof structures with slate or clay tile coverings, while post-war houses often use pre-formed trussed rafter roofs with concrete tiles. Many mid-century semi-detached properties were built with concrete tile roofs that are now nearing the end of their expected life. Our surveyors know these construction types well and know what to look for when judging each roof structure. We also check roof insulation, which is often too thin in homes built before current building regulations came in.

The local ground conditions matter as well. Middlesbrough sits on glacial deposits over older sedimentary rocks, and clay-rich soils are common in many areas. That clay can expand and contract as moisture levels change, which may lead to foundation movement in homes with shallow foundations. Our surveyors are trained to spot the signs, including diagonal cracking patterns, doors that bind and windows that no longer open and close smoothly. Large trees close to the building are a particular concern.