RICS Level 2 Survey in Paull

Paull properties come with a particular set of risks because the village sits on the Humber Estuary floodplain and over the geology of the Holderness region. The clay-rich soils common here are prone to shrink-swell behaviour, expanding in wet conditions and contracting in dry ones. That movement can affect homes with shallow foundations and lead to subsidence, cracking and distortion that a Level 2 Survey is designed to pick up. Our inspectors check walls, floors and ceilings closely for the signs of structural stress that often point to ground movement.

Flooding is a serious consideration in Paull. A £5 million tidal defence scheme was finished in 2018, with a 520-metre glass wall included, but the whole parish still lies within the Humber Estuary floodplain. The village has a history of tidal flooding, including major events in 1953, 1969 and December 2013. During our inspection, we look for evidence of earlier flood damage, damp ingress and the state of any flood defence measures around the property. We also consider whether flood warnings and emergency planning appear suitable for the home.

In Paull, many homes date from the 18th and 19th centuries, and some buildings are older still, including the 15th-century Paull Holme Tower. Properties of this age often use traditional methods and materials, such as red brick and limestone, and those need to be judged properly. Our inspectors know how older buildings behave in the local climate and can spot problems caused by unsuitable modern materials being added to historic fabric. We watch for damp linked to failed damp-proof courses, penetrating damp from worn pointing, and condensation created by refurbishments that have reduced ventilation.

Recent price trends in HU12 8AL and HU12 8AW have not moved in one clear direction, with modest rises on some streets and slight falls on others. That kind of variation makes a careful survey more useful, because it gives you a clearer picture of the property's condition before you commit to what is likely to be a major financial decision. Our Level 2 Survey gives you solid grounds to renegotiate fairly, or to step back if major defects come to light.

• Clay shrink-swell subsidence
• Flood risk assessment
• Traditional building expertise
• Detailed defect identification

With our RICS Level 2 Survey, we inspect all accessible parts of the property. The roof structure is checked for the condition of tiles, flashing and gutters, along with any signs of leaks, decay or weakness. Inside and out, the walls are examined for cracking, movement, damp penetration and the state of render and pointing. Where access allows, we also inspect foundations and subfloor areas, paying close attention to settlement or subsidence, which matters in Paull because of the local clay soils.

The survey also covers the main building services, including electrics, plumbing and heating. In older homes, our inspectors often look out for electrical installations that are dated and may fall short of current regulations, especially where wiring has been in place for several decades. Pipework is checked for corrosion, leakage and poor insulation. We also review the heating system and note whether it appears to be operating safely and efficiently.

We deal with environmental hazards as part of the Level 2 Survey. That includes looking for materials that may contain asbestos, especially in properties built before the 1990s, when asbestos was widely used in construction. Our surveyors also consider any possible radon risk, which occurs naturally in parts of the East Riding, and we will recommend testing where that seems necessary. Boundary issues, shared obligations with neighbours and potential easements that could affect the way you use the property are flagged as well.

After the inspection, we send a detailed report with straightforward condition ratings. Red marks urgent repairs, amber highlights defects needing attention, and green shows satisfactory condition. For each defect, we set out what the issue is, what is likely to have caused it and what action is recommended. The report also contains a market valuation and an insurance rebuild cost estimate, both of which can be especially useful in flood-risk locations where insurance premiums may be higher.

• Full structural inspection
• Damp and timber assessment
• Electrical and plumbing check
• Asbestos identification
• Flood risk evaluation
• Market valuation

Paull's main building materials reflect both its long history and its position beside the Humber Estuary. Older properties are often built in red brick, seen clearly at Boreas Hall, which dates from the first half of the 18th century and was built in the Flemish style. The Old Lighthouse, built in 1836, shows stuccoed brick construction, while Paull Holme Tower preserves 15th-century brickwork that has lasted for centuries. Our surveyors understand how these traditional materials should be assessed, particularly in relation to local weather conditions.

Under Paull, the geology of Holderness is made up of Devensian glaciation deposits, including till, boulder clays and glacial lake clays. These fine-grained, clay-rich soils can be troublesome for foundations because shrink-swell behaviour often affects the upper 1.5 to 2 metres of ground, and in some places it can reach 5 metres. Older Paull properties, which commonly have shallow foundations, are more exposed to movement through wet and dry cycles. Our surveyors check walls and foundations for the typical crack patterns associated with subsidence or heave.

Newer building in the area can bring a different set of issues. Proposed schemes such as the eight-dwelling development by Ettridge Architecture right on the River Humber often use modern materials including concrete, steel and timber frame. Compared with traditional buildings, these homes may show a different defect profile, and our inspectors know what to look for in modern construction. We also assess recent extensions and alterations to see whether they appear properly built and in line with current building regulations.

• Traditional red brick construction
• Stuccoed brick finishes
• Clay soil foundations
• Modern timber frame methods
• Concrete and steel construction

Across Paull and the wider HU12 area, we see the same defects come up again and again. Damp is one of the main ones, especially in older solid-walled homes where damp-proof courses have failed or have been bridged by later external works. Rising damp usually shows itself through moisture moving up porous brickwork or stone, often leaving tide marks at ground-floor level. Penetrating damp is different, and is commonly linked to cracked render, slipped roof tiles or decayed window frames, all of which can cause serious internal damage if ignored.

Another common issue in Paull is structural movement caused by the shrink-swell behaviour of clay soils. Homes built on Holderness clay deposits can suffer subsidence in dry spells as the clay contracts, then heave in wetter weather as it expands. Typical signs include cracking to walls around doors and windows, diagonal cracks running from corners and floors that are no longer level. Our surveyors can distinguish between recent movement and older, settled movement, and we advise on whether repair work appears necessary.

Roofs also need careful attention here, particularly on homes exposed to Humber Estuary weather. We often find damaged, cracked or missing tiles, and lead flashing can deteriorate with age and let water in. Where a property has a flat roof, its remaining service life may be limited and replacement can be getting close. Our inspectors also look for evidence of earlier leaks that may have affected concealed timbers such as rafters and ceiling joists.

Older homes in Paull frequently have dated electrical installations. Where wiring dates from the 1960s or earlier, rewiring may be needed because those systems often do not meet current safety standards or cope well with modern demand. Consumer units may be missing RCD protection, and earth bonding can be inadequate or absent. These are safety concerns, and they can add a notable cost to the purchase. Our surveyors record the visible condition of consumer units, check for signs of proper earthing and note the type of wiring seen in accessible areas.

• Rising and penetrating damp
• Subsidence from clay soils
• Roof tile and flashing defects
• Outdated electrical systems
• Timber decay and woodworm
• Condensation issues