RICS Level 2 Survey in Simonburn

Stone homes in Simonburn and across the NE48 area are the norm, and many have stood for centuries, built from local limestone and sandstone. They are handsome, sturdy buildings, but they also bring the sort of problems our surveyors are trained to spot after years of inspecting property across Northumberland. Damp can work its way through stone walls, mortar can break down, and movement can build up over time, especially where maintenance has been patchy or harsh North East winters have brought repeated freeze-thaw cycles. A RICS Level 2 survey gives you a professional check on those issues before you go ahead, so you have leverage in negotiations or the option to walk away if the defects are serious.

Simonburn sits in a particularly attractive part of Northumberland, and that setting, along with the period details and traditional architecture, makes many homes here very appealing. Older properties, though, often carry older systems too, from electrical installations that no longer meet current regulations to roofs that are nearing replacement and plumbing that may be at the end of its working life. Our inspection covers all accessible parts of the property, including the roof space, where we assess insulation and condition, and the foundations, where we look for movement or settlement. We check windows, doors, damp-proof courses, and all permanent fixtures, so you get a clear view of the property’s present condition.

Prices in Simonburn range widely, from more affordable homes around £25,000 to premium properties close to £5 million, so a Level 2 survey can represent real value at almost any purchase price. A professional survey can save you thousands in unexpected repairs and give you useful leverage if defects come to light. Our surveyors write in plain English, with no jargon, and explain what needs attention and when, using a traffic light rating system that helps you prioritise repairs and maintenance. At the upper end, where homes may sell for around £850,000, as with Greenhaugh Farm, the survey is especially useful for judging the condition of traditional features that add so much to the property’s value.

Simonburn’s rural setting means many homes depend on private water supplies, septic tanks, or private drainage rather than mains connections. We pay close attention to those systems during the inspection and note any obvious defects that may need further investigation. Outbuildings, boundary walls, and other external parts are also assessed, because they often form part of the overall property package. That matters even more in rural locations, where land and outbuildings can account for a sizeable share of the total value.

• Structural assessment
• Damp and moisture detection
• Roof condition analysis
• Electrical safety checks
• Thermal efficiency evaluation
• Legal compliance verification
• Drainage and sewage assessment
• Outbuilding and boundary inspection

Your RICS Level 2 survey report gives a full assessment of the property’s condition, set out in clear sections that are straightforward to read and act on. A traffic light rating system is used for each element, from the roof covering to the drainage system, so you can see at a glance which parts are in good condition and which need attention. Green means good condition with no significant issues identified, amber points to areas that need attention or monitoring, and red marks serious issues that need urgent investigation or repair. RICS developed this system to keep reports consistent and help buyers spot the key findings quickly.

In Simonburn, our surveyors pay close attention to stone walls, which can be vulnerable to damp and mortar erosion, especially on properties exposed to prevailing weather patterns from the North Sea. We inspect roof coverings too, and in older homes these may be original slate or stone tiles that need careful checking for condition and remaining lifespan. The report also looks at the property’s energy efficiency, so you can judge likely heating costs and insulation needs. That is especially relevant for older stone homes, where thermal efficiency may fall well below modern standards.

One of the main advantages of the RICS Level 2 format is the market valuation and insurance rebuilding cost figures included in the report. Based on current local data, these figures show not only what the property is worth on the market but also what it would cost to rebuild after a total loss. In Simonburn, where stone construction is common and traditional materials may be needed for repairs, rebuilding costs can be higher than for standard brick-built houses, so the information is particularly useful for insurance. The valuation can also help with mortgage purposes and show whether the asking price fits the property’s condition.

The report also includes a section on legal considerations, highlighting anything that may need further investigation by your conveyancing solicitor. That can cover boundaries, rights of way, or planning permissions for alterations already made to the property. For homes in Simonburn, where conservation area status may apply, we note any relevant points your solicitor should look into. We work closely with local conveyancing solicitors and can offer further clarification after the inspection if needed.