RICS Level 2 Survey in Newton Mulgrave

Newton Mulgrave falls within the TS13 postcode area, close to Saltburn-by-the-Sea, and the housing stock has much of the feel you would expect from a traditional North Yorkshire coastal village. Older stone-built cottages, farmhouses and period homes are common here, many dating from the late 19th century or earlier. They have real character, but age often brings defects that do not show up at a casual viewing. Solid-wall construction, which is typical in these properties, performs very differently from a modern cavity-walled house and needs to be assessed with that in mind.

Being so close to the coast, Newton Mulgrave properties take the full force of prevailing weather coming in from the North Sea. We regularly see that reflected in the defects. Wind-driven rain can lead to penetrating damp, roof coverings and leadwork often show wear, and external metal fixtures are prone to corrosion. Homes in exposed positions near the cliff tops can also be affected by coastal erosion, so we look at how near the property sits to the coastline and check for any visible signs of instability in the ground.

Ground conditions matter here. In this part of North Yorkshire, clay-rich deposits can create a shrink-swell subsidence risk, especially where a property has shallow foundations or mature trees nearby. We inspect the site for cracking, movement and other clues that suggest further investigation may be needed. The area's Jurassic and Cretaceous geology, including the Lias Group and Oxford Clay formations, can produce conditions that contribute to movement in buildings with traditional shallow foundations. Where it fits the risk, we advise specialist searches, such as a mining report or ground stability assessment, so you have the full picture.

Across Newton Mulgrave and the wider TS13 area, traditional stone buildings with solid walls are far more common than houses with modern cavity insulation. We know how these older forms of construction should be inspected, and we look closely at issues such as rising damp, poor or missing damp-proof courses, and the state of lime mortar pointing. That pointing may fall outside modern expectations, but still be entirely appropriate for a period property. Alongside the defects, we set out practical advice on caring for traditional features without storing up longer-term damage in the building fabric.

• Damp and condensation issues
• Roof condition and tile/slate deterioration
• Timber defects including rot and woodworm
• Subsidence and ground movement indicators
• Electrical and plumbing condition
• Window and door joinery condition

The RICS Level 2 survey uses a simple rating system that makes the findings easier to understand. Each part of the property is graded from Condition Rating 1, where no repair is needed, through to Condition Rating 3, where urgent repair or replacement is required. That format lets you see quickly which problems need immediate action and which can be treated as future maintenance items. Every element receives its own rating, so the priorities are clear at a glance.

In Newton Mulgrave, Condition Rating 2 recommendations come up regularly in our reports. Common examples include repointing external walls, replacing roof flashing or updating electrical installations. These are not usually urgent defects, but they are works that should be planned for over the coming months or years. Given the age of many homes in this area, Condition Rating 2 items are extremely common and reflect the continuing upkeep that traditional buildings need. Knowing where those items sit can help when budgeting ahead or negotiating with the seller.

At the front of our reports, we include a clear summary of the main points, followed by detailed sections that cover the property element by element, from the roof down to the foundations. We write in plain English rather than filling the report with technical jargon, so the findings are easier to act on. If we advise further investigation, for example for suspected structural movement or timber decay, we explain why we have made that recommendation and what the next stage is likely to involve.

We also include a reinstatement cost assessment for insurance purposes. This is particularly relevant with older properties, where the cost of rebuilding can differ sharply from the market value. The figure is based on current building costs and reflects the type and construction of the property, helping you arrange suitable buildings insurance cover.

From our work across the North Yorkshire coastal area, a few issues appear again and again. The coastal climate speeds up weathering on outside surfaces, so mortar decay, erosion of the stone and failing render are all common. Roofs finished in slate or clay tiles often need attention to slipped or damaged tiles, ridge tiles and the leadwork around chimneys and valleys. Salt-laden winds coming off the North Sea also tend to shorten the life of metal fixtures and fittings throughout the property.

Older electrics are another regular issue. Many houses in this area still have electrical installations dating from the mid-20th century or earlier. They may still work, but they often fall a long way short of current safety standards. We check accessible socket outlets and switches during the survey, but where older wiring is present, we will usually advise a qualified electrician to carry out a full Electrical Installation Condition Report (EICR). For properties that have not been updated in recent years, that can be especially important, as rewiring is often a major cost and may influence the purchase.

In traditional cottages, timber-framed windows are common and they nearly always need ongoing care. We frequently find rot to frames, sticking sashes and failing putty. Those defects are usually repairable, but they still add to the maintenance burden and should be allowed for in your budget. Our survey comments specifically on the condition of the joinery and, where possible, gives an idea of the likely scope of restoration works. We also check any double-glazing installations for their general condition and how effective they appear to be.

Some properties very near the coastline in the wider TS13 area may face a risk from coastal erosion, and that would be a major point in any survey. We look at how close the house sits to the cliff edge or shoreline and record any obvious signs of erosion or instability in the grounds. Where a known risk exists, we advise carrying out suitable searches with the relevant authorities before you commit, so you can review more detailed coastal erosion information.