RICS Level 2 Survey in Redcar and Cleveland

Our RICS Level 2 surveys give a detailed look at the property's condition, taking in all the main structural elements, services, and any issues that could affect value or mean future spend. We inspect the roof, walls, foundations, dampness, timber condition, and building services, so you get a clear read on where the property stands now. It is a visual inspection, but a thorough one, and we look at every accessible area, including the roof space, sub-floor voids, and principal walls.

Redcar and Cleveland has a housing stock that runs from Victorian and Edwardian terraces through to mid-20th century estates, and our surveyors know how to spot the defects that tend to come with each period. In the Tees Valley, we regularly see rising damp in solid brick walls, tired slate and tile roofs, and older electrical installations that may no longer meet current regulations. A lot of the area is built in traditional solid brick, so it needs a different approach from modern cavity-walled homes.

We also provide a market valuation and an insurance reinstatement figure, so you can see not only what the property is worth now but also what it might cost to rebuild if the worst happened. For homes in coastal spots like Redcar and Saltburn-by-the-Sea, we look closely at coastal erosion risk and the condition of sea defences where relevant. Our valuers know the local market well, including recent price trends showing a 4.3% decrease over the past year, which can be useful when it comes to negotiation.

The inspection includes the main building, along with garages, outbuildings, and boundaries within the property title. We open windows and doors, test services where it is safe to do so, and move furniture only when we have to reach important areas. The report then uses a straightforward traffic light system, red for urgent issues requiring immediate attention, amber for defects needing future repair, and green for satisfactory condition.

• Roof structure and covering
• Walls, damp proof course, and insulation
• Foundations and evidence of subsidence
• Windows, doors, and joinery
• Plumbing and electrical systems
• Damp and timber condition
• Boundaries and outbuildings

Getting to grips with how Redcar and Cleveland properties were built matters if we are to spot likely defects. Most older homes in the area have solid brick walls, which were the standard before cavity wall construction became common in the 1920s. These walls are usually 225mm to 300mm thick, and they depend on the mass of the brickwork for weather resistance, but they do not have the cavity that helps modern homes resist damp penetration. Our surveyors assess solid brick carefully and look for failed damp-proof courses, bridging through external render, and deterioration in mortar joints.

Victorian and Edwardian terraces in Redcar and Guisborough often have traditional timber floors, with joists spanning between load-bearing walls. Those floors can sag, pick up woodworm infestation, or develop dry rot, especially where damp has been present. Roofs in period homes are often built with cut timber rafters, sarking boards, and slate or clay tile coverings. They are generally durable, though the felt underlay often fails after 20-30 years, which can lead to water ingress and timber decay. Our inspectors check these vulnerable spots on every survey.

Post-war estates and the housing built through to the 1980s tend to use other methods, such as concrete lintels, rendered blockwork walls, and concrete tile roofs. In homes from the 1960s and 1970s, we may find concrete panel construction or asbestos-containing materials, particularly in garage structures and some semi-detached houses. Newer schemes such as Coatham Gardens use modern building methods with cavity wall insulation and up-to-date roofing systems, although new builds can still carry defects that our surveyors will pick up.

Coastal properties in Redcar and Saltburn-by-the-Sea deserve a closer look at the effect of salt-laden air on external joinery, render finishes, and metal components. The marine setting speeds up corrosion in external fixings and can cause timber windows and doors to deteriorate quickly if maintenance slips. Our surveyors have plenty of experience in these harsher conditions and understand the maintenance pressures that coastal homeowners need to plan for.

Because so much of the housing stock in Redcar and Cleveland is old, our surveyors regularly come across the same few problems. Damp is especially common in Victorian and Edwardian homes, where original damp-proof courses may have failed or been bridged over time. We also see penetrating damp from defective gutters and pointing, particularly after wet North East winters. Solid brick terraces are especially vulnerable when mortar joints break down or render finishes crack and let water in.

Roof condition is another area that often turns up findings. Many local properties still have original slate or clay tile roofs, and although these can last well, they do eventually need attention. We regularly note defective flashings, cracked tiles, and deteriorated ridge pointing, all of which can allow water in. On flat roofs, especially over extensions and garages, ponding and failed felt systems are common. In older pitched roofs, the felt underlay often goes brittle and tears, so water can soak the timber sarking and rafters below.

Older homes often need electrical and plumbing upgrades. Many terraced and semi-detached properties in Redcar and Cleveland still rely on original fuse boards and dated wiring that would not meet current electrical safety standards. Lead or galvanised steel pipes, which are common in pre-1960s properties, may also be nearing the end of their service life and could be due for replacement. We highlight these points in the report so you can budget for the work.

We do sometimes see structural movement and cracking, particularly in properties built on clay soils that move with shrink-swell changes. Small settlement cracks are common in older homes and are often harmless, but our surveyors are trained to tell the difference between normal movement and more serious structural issues that may need further investigation. We also look for evidence of earlier repairs, such as remedial wall ties or steel beams put in to deal with past movement.

• Rising and penetrating damp
• Roof defects and tile damage
• Outdated electrical wiring
• Galvanised plumbing
• Timber rot and woodworm
• Structural movement and cracks

When we inspect property in Redcar and Cleveland, we also factor in environmental issues. The coastal part of the borough means homes in Redcar and Saltburn-by-the-Sea may be exposed to coastal erosion risk and damage from sea spray. The main sea defences protect the most vulnerable spots, but our surveyors will note any visible coastal damage or deterioration that may need future maintenance.

The Tees Valley's industrial past is another thing buyers should keep in mind. Many former industrial sites have been redeveloped for homes, but some locations may still carry historical ground contamination from earlier industrial activity. We will note any visible signs of contamination or unusual site conditions, although we always recommend that buyers arrange a professional environmental search as part of conveyancing.

Flood risk matters near the River Tees estuary and in places with poor surface water drainage. Some parts of Redcar and Cleveland face both fluvial flooding and surface water flooding during heavy rain. Our surveyors will note the property's position in relation to known flood risk areas and point out any visible signs of previous flooding or water damage.

In certain parts of Guisborough and the Cleveland Hills, the area's historic ironstone mining activity can also be relevant. Major mining beneath residential land is unlikely, but a mining report is sometimes advised as part of the conveyancing process in places with a history of mining. If we see any visible signs of ground instability, we will flag them during the inspection.