RICS Level 2 Survey Patrington

Our RICS Level 2 Survey looks over the property’s visible and accessible areas, from walls, ceilings, floors, doors and windows through to the roof space where we can reach it. We then grade any defects using a traffic light system, red for serious issues needing urgent attention, amber for matters that need repair or further investigation, and green for areas that are satisfactory. It gives a clear steer on what needs dealing with after you buy.

Structure is checked in detail too, including foundations, walls, floors and roofs. In Patrington, where many homes are built in traditional red brick and pantile construction from the village’s historic core, our surveyors look closely for age-related wear and any changes made over the years. Properties in the conservation area, including Listed Buildings near St. Patrick's Church, are inspected with heritage requirements in mind. We also pick up modern alterations that may have affected the character of period homes, or that need specialist heritage advice.

Services get a visual check as well, covering electrical, gas and plumbing installations, although these are not full tests. We also review the Energy Performance Certificate (EPC) rating, which matters especially for older Patrington homes that may fall short of modern insulation standards. Many village properties were built before today’s thermal efficiency requirements, so solid walls are often more likely than cavity wall insulation. Our surveyors flag where energy performance could be improved, which may help cut future heating bills.

If you want it, the Level 2 Survey can also include a market valuation opinion, so you can judge whether the asking price matches the property’s real worth in the current market. With Patrington prices 11% down from their 2022 peak of £246,102, that independent view can stop you paying over the odds for a new home. We draw on detailed local knowledge of the Patrington market to give evidence-based valuations.

• Wall and ceiling condition
• Roof and chimney assessment
• Window and door inspection
• Damp and timber decay detection
• Electrical and plumbing overview
• Energy efficiency review

Several familiar issues come up again and again in Patrington housing stock, and our Level 2 Survey often picks them out. The village sits on glacial boulder clay, so homes can be prone to ground movement and subsidence, especially where trees or vegetation have changed soil moisture levels. Our surveyors know the signs, wall cracking, uneven floors, doors or windows that stick or refuse to close properly. The shrink-swell behaviour of the clay can lead to heave or settlement, and those clues tend to show it first.

Older Patrington homes often have damp problems, especially where solid walls are in place rather than modern cavity wall construction. Rising damp may show at ground floor level, while penetrating damp is often found around windows, roofs and brickwork exposed to long spells of wet weather. Being on the Holderness Coast means the village can take wind-driven rain, so weatherproofing matters. We use moisture meters to identify areas of concern and point you towards suitable remediation.

Roof defects are another regular feature in our Patrington surveys. Some properties still keep their traditional clay pantiles, while others have been re-roofed with concrete tiles, which can age differently. We inspect roof coverings, flashings, chimneys and gutters, and note missing tiles, leaks or poor insulation. Older chimneys, particularly on properties near the historic market place, often need attention for missing flaunching, damaged leadwork or worn brickwork. We also check chimney pots and consider whether flues are clear and safe to use.

In properties built before the 1970s, electrical and plumbing issues are common. Patrington’s older homes often still have outdated consumer units, missing earth bonding, and wiring that no longer meets current regulations. Likewise, some properties may still contain galvanized steel or lead pipes, which can affect water quality and pressure. We highlight those concerns so you can plan for upgrades. We also note the absence of residual current devices (RCDs), which are now required for circuit protection in modern installations.

Local conditions matter a great deal in Patrington. The village sits near the Humber Estuary, a low-lying area with significant tidal flood risk affecting hundreds of thousands of properties. Although long-term flood risk from rivers and the sea is managed through local council flood defence measures, homes near Winestead Drain have had flood warnings during heavy rainfall. Winestead Drain runs from Winestead Bridge to the Humber, and properties in this area, including those at Patrington Haven, have seen warnings during sustained rainfall.

Another factor is the ground beneath the village. Patrington sits on Cretaceous Chalk bedrock, mostly covered by glacial till (boulder clay). This clay-rich soil can shrink and swell as moisture levels change, which may lead to subsidence or heave, especially where trees are nearby or drainage has been altered. Our surveyors look for signs of movement and report on any risks. Properties with mature trees close by, particularly those with deep root systems, need a careful read on how soil moisture changes might affect foundations.

The Holderness Coast is one of Europe’s fastest eroding coastlines, with average cliff retreat rates of around 2 metres per year. Patrington itself sits a few miles inland from the immediate coast, but the wider area is still affected by erosion, and that can feed into property values and insurance. Our report includes relevant environmental risks for Patrington. The same soft boulder clay that drives the rapid erosion also underpins much of the local area, so similar ground conditions can influence foundations across the region.

We also note that while flood risk from rivers and the sea was assessed as very low in recent reports, surface water flooding, or flash flooding, can still happen during extreme weather events. The local council manages flood risk measures, and we include any relevant details about flood defences and historical incidents in the survey report. For low-lying homes or those near watercourses, we give specific guidance on flood resilience and insurance points that may affect your decision to buy.