RICS Level 2 Survey in Roxby cum Risby

The RICS Level 2 Homebuyer Survey is set up for homes built in conventional construction, and that describes most properties in Roxby cum Risby. Our inspectors carry out a detailed visual check of every accessible part of the building, including the roof space where it is safe to get in, along with external walls, windows and doors, floors, and internal joinery. We look closely at walls, floors, and ceilings for damp, cracking, or movement that could point to a deeper issue.

Many properties in Roxby cum Risby go back to the 18th and 19th centuries, so our surveyors keep an eye on the defects that often turn up in older buildings. The pantile roofs seen across the parish need checking for slipped tiles, worn pointing, and the state of the ridge tiles. Red and yellow brickwork, common in local farmhouses, is examined for frost damage, salt efflorescence, and mortar decay. We then set out the results with a red, amber, or green rating so the most pressing issues are easy to spot.

We also look at the services, including plumbing, electrical installations, and heating systems. Visible pipework is checked, windows and doors are tested for function, and any built-in appliances listed in the property details are assessed. Our surveyor will flag anything urgent that needs attention before completion, and will give professional guidance on repairs and likely costs.

Our inspection also reaches the outside of the property, from boundaries and driveways to gardens and any outbuildings. We look at drainage and note anything that could affect value or lead to future spending. It leaves you with a proper picture of what is being bought.

• Visual inspection of all accessible areas
• Structural condition assessment
• Identification of defects and building risks
• Traffic light rating system for issues
• Market value and insurance rebuild costs
• Professional advice and recommendations

Properties in Roxby cum Risby call for a few specific checks, and we factor those into every inspection. The village sits in a parish with several historic farmhouses and converted agricultural buildings. Planning permission was granted in 2023 for the conversion of farm buildings into seven dwellings, application PA/2022/1829, which shows the continuing interest in reusing the area's traditional structures. We have experience with converted buildings and look carefully at whether earlier renovations were done properly, along with any problems linked to insulation, damp proofing, or structural alterations. More recently, planning permission was approved in 2025 for an extension at 22 South Street, PA/2025/695, which points to ongoing change within the parish.

Dragonby Mine, which operated from 1950, is a key consideration for ground stability in the parish. Not every property will be affected, but our surveyors are trained to spot signs of mining-related subsidence, especially near the former workings. We look for characteristic cracking, uneven floors, and doors or windows that do not sit properly, all of which can suggest ground movement. That local knowledge matters when we assess homes in this part of North Lincolnshire.

Flood risk is another point buyers in Roxby cum Risby need to keep in mind. The parish has a Community Emergency Plan that includes contact information for the Environment Agency Floodline, which shows how seriously flood risk is treated locally. We inspect the property's position, check drainage, and note any visible signs of earlier flooding or water damage. We also give practical advice on flood resilience and any further checks that may be sensible for the location.

The older homes in Roxby cum Risby are built in traditional ways that deserve close attention. The red and yellow brickwork seen in buildings such as Roxby Hall Farmhouse, built in Flemish bond, needs specialist assessment. Our surveyors know how these materials behave over time, so we check for frost damage in exposed areas, mortar decay, and the condition of the pantile roofs common across the parish. We also inspect limestone rubble walls for movement or weathering that could affect structural integrity. Sawcliffe Farmhouse, with roughly-coursed limestone rubble and parts faced in red brick, is a good example of the kind of construction we often see.

The parish also contains places of archaeological importance, including the Sawcliffe medieval village and moated site, which is a Scheduled Ancient Monument. That does not directly change the survey itself, but it does underline the depth of history here and helps explain why so many properties in the area have character that needs careful assessment.

• Ground stability near former mining areas
• Traditional brickwork condition assessment
• Flood risk and drainage considerations
• Pantile roof condition and maintenance
• Damp penetration in older properties
• Listed building considerations

From surveying homes across North Lincolnshire, we have picked up several defect patterns that show up again and again in Roxby cum Risby. Because much of the housing stock is old, damp penetration is often an issue, especially in solid-wall properties rather than modern cavity wall construction. Where it helps, our surveyors use thermal imaging to pick out moisture penetration and cold bridging that the eye alone may miss.

Timber decay is another concern we come across in older homes across the parish. Buildings such as the local farmhouses often contain substantial timber-framed elements, and we inspect them closely for wood rot, insect infestation, and weakening in timber beams and joists. This matters even more in properties converted from agricultural use, where timber may have faced different conditions over the years.

Roof defects come up often in our surveys of Roxby cum Risby properties. The pantile roofs that are so common here are traditional and full of character, but they do need regular care. We frequently find slipped tiles, worn pointing along ridges, and corrosion of lead flashings around chimneys and valleys. Left alone, these defects can let water in and lead to internal dampness and structural damage.

Many period properties also show age-related wear in the brickwork. Frost damage is common where soft bricks have faced repeated freezing over many years. We also find salt efflorescence on brick surfaces, which points to moisture moving through the wall structure, along with mortar erosion that can weaken parapet walls and chimneys in particular.