RICS Level 2 Survey in Newton-on-the-Moor and Swarland

Our RICS Level 2 Survey is a close visual inspection of all accessible parts of the property. We look over walls, roof, floors, windows, doors and foundations for signs of structural movement, damp, rot or other defects that may not show up during a viewing. The survey also covers visible services, including plumbing, electrical wiring and heating systems, so you have a clearer view of the home’s essential systems. Where it is safe to do so, we inspect from both inside and outside.

In Newton-on-the-Moor and Swarland, our inspectors keep a close eye on the construction methods that are common across rural Northumberland. A lot of homes here have traditional stone or brick walls with slate or tile roofs, and our surveyors know the usual patterns of deterioration, weathering and material-specific problems to look for. We have also inspected plenty of properties with original features that need careful assessment, including some homes thought to date back to around 1720. The report sets out clear ratings for each item inspected, Condition Rating 1 means no repair is needed, Condition Rating 2 advises urgent repairs, and Condition Rating 3 points to serious issues needing immediate attention.

Each RICS Level 2 Survey also comes with a Market Value Assessment and an Insurance Rebuild Cost. With detached properties in this area averaging £509,179, having a sensible rebuild figure matters if you want to avoid being underinsured. We also include an Energy Efficiency Assessment, so you can see how the property is performing now and what improvement costs might be involved. That is especially useful with older homes, where energy performance can be a real concern.

Mortgage lenders accept our survey reports, and they give your conveyancing solicitor the paperwork needed to move ahead with confidence. The condition ratings are straightforward too, so it is easy to separate issues that need quick action from those that can wait.

• External walls and structures
• Roof, chimneys, and gutters
• Windows and doors
• Floors and stairs
• Damp and timber assessment
• Plumbing and electrical systems
• Heating and hot water
• Boundaries and exterior areas

Several recurring issues show up in this part of rural Northumberland, and our surveyors come across them often. Much of the housing stock in Newton-on-the-Moor and Swarland is old, with some properties dating back to the 18th century, so damp penetration is a regular finding. Traditional stone and brick walls are usually sound, but they can suffer from rising damp or penetrating damp, especially where pointing has broken down or where homes have been exposed to prolonged North East weather conditions. Where it helps, our inspectors use moisture meters and thermal imaging to gauge how far the problem goes.

Roof coverings need a careful look here too. Many homes have slate or tile roofs that last well, yet broken or slipped tiles, tired lead flashings and worn ridge tiles still crop up. Exposure to coastal winds from the North Sea can speed up wear, particularly on west or south-westerly facing slopes. Our surveyors check roof spaces where they can get access, looking for past or current leaks, timber decay and whether the insulation looks adequate. If a property has a thatched roof, which can occasionally be found on older rural homes, a RICS Level 3 Building Survey may be the better option because thatch needs specialist knowledge.

Older electrical installations often need work to bring them up to current safety standards. Homes built before the 1990s may have old consumer units, poor earthing or fabric-covered cabling, all of which can create safety concerns. Our surveyors record the apparent condition of the electrics and recommend a further check by a qualified electrician where that seems sensible. Heating systems are assessed in the same practical way, particularly older oil-fired boilers that are common in rural areas where mains gas may not be available. Many properties here rely on oil or LPG, and both systems need regular servicing and maintenance.

Drainage is another area we pay close attention to. In rural locations, properties may depend on private septic tanks or treatment plants rather than mains drainage, so we carry out specific checks to see whether they appear to be working properly and meeting current regulations. We also look at external drainage and inspection chambers, and keep an eye out for blockages or leaks that could point to a deeper problem.