RICS Level 2 Survey in Ottringham

We carry out a RICS Level 2 Homebuyer Survey across all accessible parts of the property. Our inspectors look closely at the roof structure and covering, tiles, flashing, and chimneys, watching for damage, deterioration, or missing pieces that could lead to leaks. Walls are checked too, for cracks, movement, or damp that may point to structural concerns or moisture penetration issues linked to local soil conditions. Where loft spaces can be reached, we also review insulation levels, timber condition, and any sign of vermin or rot.

Foundations and substructure get just as much attention. Ottringham sits on clay-rich soils, so we look carefully for subsidence or movement caused by shrink-swell behaviour in clay ground conditions. Cracking in walls, uneven floors, and doors or windows that stick are all clues our surveyors use. The East Riding is known for its clay soils, which makes this part of the inspection especially important here. We also examine external ground levels and drainage, because water must be led away from the foundation walls, and poor drainage can make clay movement worse.

Windows and doors are checked for condition and operation, along with joinery, finishes, and drainage systems such as gutters, downpipes, and surface water drainage. Our report also covers outbuildings, garages, and the general state of boundaries. If there have been alterations or extensions, we look for any building regulations issues that may have been missed. In Ottringham, where many homes have been extended or modernised over the years, it is not unusual to find missing approvals or work that never had proper sign-off.

A valuation comes with the survey, along with a rebuild cost assessment for insurance purposes. It gives a useful steer on whether the price makes sense, and whether cover is set at the right level if the worst happens. Our surveyor will flag any major defects and explain how they are likely to affect the property's value, so the next step is easier to judge.

• Roof and chimney condition
• Walls and structural elements
• Foundation and substructure assessment
• Windows, doors, and joinery
• Damp and timber condition
• Drainage and gutters
• Electrical and plumbing visible items
• Boundaries and outbuildings

Our work across the East Riding means we know the defects that appear again and again in Ottringham's housing stock. Many homes here date from the mid-1800s onwards, and those older properties often show wear that a Level 2 survey will pick up. Damp is one of the most common, whether that is rising damp from inadequate damp-proof courses, penetrating damp from deteriorated pointing or roof elements, or condensation in converted spaces with poor ventilation. We also find period homes in Ottringham suffering from damp caused by cement-based renders and mortars used in unsuitable modern repairs, which trap moisture in the original breathable brickwork.

Roof deterioration turns up often too, with missing or broken tiles, failing flashings, and tired roof coverings all regularly spotted. Weather in the East Riding, especially wind and rain from the North Sea, speeds up roof wear significantly. Given the age of much of Ottringham's housing stock, outdated electrical systems and plumbing are also common findings. These may need costly upgrades to meet current safety standards, and they can also create safety risks. Our survey will identify electrical installations that no longer meet modern requirements and plumbing that may be nearing the end of its serviceable life, including lead pipes and galvanised steel plumbing often found in older properties.

Clay soil conditions in the East Riding mean we specifically watch for subsidence or foundation movement. That involves checking wall cracking patterns, seeing whether doors and windows open and close properly, and studying drainage around the property. Poor drainage can leave water pooling near foundations, which aggravates clay soil movement and may lead to structural damage over time. Where trees stand close to the building, we pay close attention to the chance of root-induced subsidence, because clay soils are especially vulnerable to moisture extraction by mature trees and hedgerows common in the rural village setting.

Boundary walls and fences in Ottringham often show the effects of years of weather exposure. Properties near the lower River Hull may also show signs of past flooding or waterlogging in the grounds, and our surveyors will assess and report on that as well. Knowing about these points before you complete the purchase gives a clearer picture of repair budgets and any ongoing maintenance that may follow.