RICS Level 2 Survey in Oswaldkirk

Our RICS Level 2 Survey gives a detailed visual inspection of the property’s accessible areas, spotting defects that are serious or urgent and flagging anything that needs a closer look. We assess the roof structure, walls, windows and doors, dampness, timber conditions, and services such as electrics and plumbing. In Oswaldkirk, our inspectors pay particular attention to the traditional building methods common here, including solid limestone walls, traditional timber roof structures, and the slate and pantile roof coverings that give the village its character. We inspect properties of every age and type, from small terraced cottages to substantial detached farmhouses.

The report is set out with a clear traffic light rating system, so it is easy to see which matters need attention straight away and which are lower priority. Where access is safe and available, we look at both the inside and outside of the property, including the roof space, sub-floor areas, and outbuildings. Our inspectors also check for obvious signs of structural movement, water ingress, or environmental concerns linked to the local area, such as surface water flooding risks that can affect properties on sloped sites in the village. Every survey includes photographic records of any defects we identify during the inspection.

Where a property sits inside Oswaldkirk’s Conservation Area, we pay close attention to anything that may need Listed Building Consent or Conservation Area approval. Our surveyors understand the implications of the village’s heritage status and can talk through issues that may affect future renovation or alteration plans. We also assess traditional features such as stone mullion windows, lime mortar pointing, and original roof coverings, all of which help define the Conservation Area’s character. If we find problems with these elements, we give specific recommendations for repairs that suit the building’s historic character.

• Roof structure and covering condition
• Wall construction and visible defects
• Damp and timber decay assessment
• Electrical and plumbing visible condition
• Boundary walls and outbuildings
• Drainage and gutter condition

From surveying properties across the Howardian Hills, we have seen a number of recurring issues that buyers should keep in mind. Damp is probably the most common, especially in the older stone properties that make up much of Oswaldkirk’s housing stock. Rising damp affects many ground floor rooms where original damp proof courses have failed or were never installed, while penetrating damp can appear where pointing has deteriorated or where cement renders have been applied to traditional lime-based walls, trapping moisture inside. We regularly advise buyers to budget for re-pointing and possible damp proofing works when they are purchasing older stone cottages in the village.

Electrical and plumbing systems in pre-1919 properties often need updating to meet current safety standards. Original lead water pipes, cloth-covered wiring, and outdated consumer units are all commonly found during our surveys. These installations may still work, but they can create safety risks and may trigger insurance company notifications or mortgage lender conditions before completion. Our survey highlights the visible condition of these services and sets out how urgent any upgrades may be. We also check for adequate bonding and earthing, which is often lacking in older properties.

The roof structures of Oswaldkirk properties need a careful look, especially those with original slate or pantile coverings. We often find slipped or broken tiles, deteriorated ridge mortar, and signs of previous water ingress around chimneys and roof windows. Lead flashings, although durable, can deteriorate over time and may need re-leading. Timber rafters and purlins in older roofs can suffer from woodworm infestation or rot, particularly where condensation has built up because ventilation is poor. Our inspection covers all accessible roof spaces so we can assess these important structural elements. Any outbuildings, including the traditional stone barns that often go with rural properties in this area, are also inspected and their condition is recorded in the report.

• Rising and penetrating damp in stone walls
• Deteriorated roof tiles and ridge mortar
• Outdated electrical wiring and consumer units
• Original lead or galvanised plumbing
• Woodworm and rot in roof timbers
• Surface water drainage issues