RICS Level 2 Survey in Ashington NE63

Our RICS Level 2 survey gives you a clear visual inspection of every accessible part of the property. We check the roof structure and roof covering, including chimneys, gutters and flashings, then look closely at the walls for cracking, movement or damp penetration that might point to wider structural trouble. We also review windows and doors, floors, and the general state of the kitchen and bathroom fittings. We photograph any significant findings and set them out with condition ratings, so the seriousness of each issue is easy to follow.

Because Ashington sits in an area shaped by Northumberland's coal mining past, our surveyors are especially alert to subsidence and other movement linked to former workings. We inspect the ground around the property, note visible cracking or distortion, and flag anything that could suggest trouble below the surface. The report also gives our professional opinion on value and draws attention to urgent defects that need prompt action. Having surveyed hundreds of homes across the former mining villages around Ashington, our team knows the patterns that tend to come with this particular housing stock.

The RICS Level 2 survey also comes with a market valuation focused on Ashington. We use our local knowledge to give a figure that reflects current conditions in NE63, which matters in an area where values can move quickly. In parts of NE63, including the NE63 9 postcode, prices have risen by 11.6% over the past year, and that can affect both valuation and mortgage requirements. Our assessment considers the make-up of the Ashington market, including the large share of terraced homes and the influence of the local economy on values. We also include an energy assessment reference, as required within the RICS Level 2 survey.

Alongside the inspection itself, we set out practical guidance on the property and flag legal points to be aware of before purchase. That can include boundary disputes, rights of way and planning matters that may affect the home. Where defects are found, we recommend sensible next steps, whether that means a structural engineer's report, electrical or gas safety checks, or using the findings to negotiate repairs with the seller. We aim to give you the detail needed to make a properly informed decision in Ashington.

• Roof structure and covering
• Wall condition and damp assessment
• Window and door inspection
• Floor and ceiling condition
• Kitchen and bathroom fittings
• Structural movement assessment
• Market valuation
• Energy assessment reference
• Legal issues advice

Homes in Ashington and across NE63 come with a set of recurring issues, and our surveyors know what to watch for. The town's coal mining history means many houses were built in traditional brickwork typical of the late Victorian and Edwardian periods. A lot of these buildings do not have modern damp-proof courses, which makes rising damp and penetrating damp more likely, especially where solid walls were used instead of cavity wall construction. In these older properties, we look for the usual warning signs, stained walls, peeling paintwork and the musty smell that often comes with moisture getting in.

Ground conditions matter here. The local geology includes clay measures linked to the coalfield, and those soils can shrink and swell over time, putting pressure on foundations. Our surveyors look for subtle evidence of that movement, such as the pattern of cracks in walls and doors that stick or fail to close properly. We also check the outside areas for settlement or other signs of movement. Properties close to the River Wansbeck may face a higher flood risk as well, so we note water damage, any flood mitigation already in place, the condition of existing flood defences, and our view of the overall local risk.

Quite a few Ashington properties still have electrical installations dating from the early to mid-20th century, and those systems often fall short of current safety standards. We inspect the consumer unit, any wiring visible through socket outlets, and the condition of light fittings, then flag anything that needs closer review by a qualified electrician. Older fuse boards with wooden backs or replaceable wire fuses are a common concern and usually point to a system that needs updating. We see this particularly often in terraced homes built between 1900 and 1950, which make up a notable share of the housing stock in NE63.

The roof is another area we treat as a priority in Ashington. Many older homes still carry original coverings, or were re-roofed years ago with materials now nearing the end of their useful life. We inspect the structure from inside where access is available and from ground level outside, checking for missing or damaged tiles, worn mortar to ridge tiles and the condition of lead flashings around chimneys. Original timber roof structures can also show rot or woodworm, especially where ventilation has been poor. If repairs or replacement look likely, we spell that out clearly in the report.

From the properties we have surveyed in NE63, damp is one of the defects we come across most often in Ashington. It affects older solid-wall homes as well as newer buildings where faults in the building envelope have let moisture through. Rising damp is especially common in Victorian and Edwardian terraced houses built without modern damp-proof courses. Our surveyors work to identify not just the presence of damp but its source, whether that is moisture rising from the ground, penetrating damp caused by defective gutters or brickwork, or condensation linked to poor ventilation.

We also find roof defects regularly in Ashington. A fair number of properties have ageing roof coverings that are close to the end of their expected life, and typical issues include missing or slipped tiles, worn ridge tiles and corroded lead flashings that let water in. In some cases, there are signs of stress or movement in the roof structure itself, which can point to a more serious structural problem. We inspect from inside where access allows and externally as well, then give our assessment of the roof's condition and the repairs that may be needed.

Structural movement is a recurring concern in this part of Northumberland, largely because of the local geology and the legacy of mining. We often see wall cracking that may be tied to foundation movement, sometimes linked to shrink-swell clay soils and sometimes to historical mining activity. One of our jobs is to tell the difference between minor cosmetic cracking and damage that suggests a more significant structural issue requiring a structural engineer. We also watch for doors and windows that appear to have been planed or adjusted to cope with movement, as that can be a clue that the problem is ongoing.

Older homes in Ashington often raise electrical safety concerns. Many still have installations dating from the early to mid-20th century, and those systems commonly fail to meet modern standards. We regularly find outdated consumer units with replaceable fuses, too few socket outlets and ageing wiring that may present a fire risk. Our survey is visual only, so we do not test the electrical installation, but we highlight concerns and usually advise a qualified electrician to carry out a full Electrical Installation Condition Report, EICR, before completion.