RICS Level 2 Survey in Moulton, North Yorkshire

Moulton’s Conservation Area status means plenty of the village’s buildings go back centuries, with a strong showing from the 17th and 19th centuries. You’ll find Moulton Hall, Grade I listed, and St Mary’s Church with its Grade II* listing, plus a good number of Grade II cottages and farmhouses. That sort of stock needs a careful eye, which is exactly what a RICS Level 2 Survey is for.

Local sandstone and traditional brick are the main materials here, usually put together with lime mortar rather than modern cement. Those older methods need proper experience to read them well, because issues that are simple enough in newer homes can be trickier once solid walls, older timber and period details are involved. We know how these materials behave in our local climate, and we can tell the difference between acceptable wear and a defect that is starting to bite.

With a very high proportion of Moulton’s homes being over 50 years old, and many now 100 years old or more, a RICS Level 2 Survey is particularly useful. Hidden faults are common in this kind of housing stock, and they often only come to light when an experienced surveyor takes a close look at traditional construction.

In these older houses, we look closely for familiar problems, rising damp in solid wall buildings, worn slate and clay roof tiles, and timber issues such as wet rot and woodworm, both of which turn up often in older properties. Chimney stacks also get attention, as they are a regular feature of period homes and can mean quite a bit of maintenance.

• Damp and condensation issues
• Roof and slate deterioration
• Timber rot and woodworm
• Structural movement and subsidence
• Outdated electrical and plumbing
• Chimney and flashing defects

Most properties in Moulton are built with traditional solid walls, using either local sandstone or traditional brick set in lime mortar. There is no cavity like you would find in a modern wall, so moisture and temperature changes affect them in a different way. Our surveyors are trained to judge these older construction methods and spot issues that may pass unnoticed to someone used to newer homes.

The older roofs here are usually slate or clay tiles fixed on timber rafters, with traditional lime-based haired mortar often used for pointing and bedding. Many have valleys created by swept hip construction, and these can leak if the lead flashings begin to fail. We inspect the roof covering, flashings and any visible signs of water getting into the roof space with care.

Over the years, many Moulton houses have grown through extensions, from traditional stone additions to more modern brick or render-clad work. Original and newer sections are often built differently, and the joins between them are where faults tend to appear. That is one of the places we pay closest attention to during inspection.

Older foundations in Moulton are usually shallow by modern standards, often laid straight on natural ground without deep footings. Put that together with the local geology, including clay-rich glacial till, and ground movement can show up in dry spells as minor cracking in walls. We judge whether movement is active and whether it needs further investigation.

Moulton’s geology is a mix of sandstone and limestone bedrock, with superficial deposits of glacial till, also known as boulder clay. Because that soil is clay-rich, it carries a moderate to high shrink-swell risk, so properties can move during periods of extreme wet or dry weather. We check for signs of subsidence or structural movement that may be linked to those ground conditions.

Being close to the River Swale brings its own considerations. Properties immediately beside the river and its tributaries may face fluvial flooding, and surface water flooding can also affect places with poor drainage during heavy rain. Our inspectors record any sign of previous flooding or water damage and set out the right advice in the survey report.

Because so much of Moulton’s housing stock is old, we also look at services that may now be out of date, plumbing, electrics and heating. Many homes will have systems that no longer meet current regulations, and our report points out where upgrades may be needed for safety and compliance. That matters even more where original wiring or lead plumbing is still in place.

Any property built before 2000 may contain asbestos in different forms, such as asbestos cement roofing, pipe insulation or floor tiles. If we spot something that looks asbestos-containing, we note it and recommend a licensed asbestos surveyor checks it before any renovation or demolition work starts.

• Shrink-swell clay soil risk
• River Swale flood risk
• Surface water flooding
• Outdated electrical systems
• Old plumbing and heating
• Asbestos in older properties