RICS Level 2 Survey in Skipsea

Our RICS Level 2 Survey, previously called a Homebuyer Survey, is a detailed visual inspection of all accessible parts of a property. We check the roof, walls, floors, windows, doors and structural elements, then set out any defects, likely issues and recommended next steps in a clear report. In Skipsea, that matters even more because the coastal setting and local geology can have a real effect on buildings. We also take photographs of defects and include them in the report, so you can see exactly what our surveyor has picked up.

As part of the survey, we assess the property's overall condition and flag anything urgent, anything that could affect value, and anything likely to need future maintenance spending. In Skipsea, we pay close attention to signs linked to coastal erosion, such as cliff instability, foundation movement and structural cracking. Where the surrounding land is accessible, we inspect that too, noting the distance from the property to the cliff edge and any visible evidence of recent land loss.

Weather resistance and flood risk also form part of our assessment, which is especially relevant in Skipsea on the Holderness Coast. Our report uses a straightforward condition rating for each part of the building, so it is easy to see what is minor and what deserves serious attention before you go ahead with a purchase. Every element is graded from A, no repair required, to D, urgent repair needed, giving a clear view of the property's overall condition.

During our RICS Level 2 Survey in Skipsea, we focus on the following key areas:

• Roof condition and covering
• Wall structure and cracks
• Damp and timber decay
• Windows and doors
• Plumbing and electrical visible aspects
• Structural integrity
• Boundary walls and outbuildings
• Foundation and ground floor condition
• Drainage and guttering
• Any signs of movement or subsidence

Skipsea's housing stock reflects the building traditions seen across the East Riding of Yorkshire. There is a mix of older terraced and semi-detached homes, together with more modern bungalow developments dating from the 1980s. Many of the older village properties were built with solid external walls, usually local brick or render-coated masonry, and those materials can behave quite differently from cavity wall construction when moisture or ground movement is involved. Knowing how these buildings were put together helps us spot issues that may be less obvious in newer homes built to modern standards.

The holiday chalets at Southwick Farm, built along the cliffs from the 1930s, make up another notable part of the local housing stock. They were often constructed more lightly, as many were intended for seasonal use rather than permanent occupation. Because of that, we inspect them with extra care, particularly where coastal weather exposure and erosion may have a greater effect than on traditionally built houses. Where chalets have been converted for permanent residential use, we also check whether the necessary planning permissions and building regulations approvals were obtained.

Foundation design needs close attention in Skipsea because of the boulder clay beneath the area. Homes built along Green Lane in the 1980s went up during a period when foundation design standards were being revised to deal with shrink-swell clay risks, but earlier properties may have foundations less suited to local ground conditions. We inspect for signs of movement by looking at internal walls, external brickwork, and door and window frames for evidence of structural change that could point to inadequate foundations or ground instability.

Our RICS Level 2 surveys in Skipsea regularly uncover a handful of very local issues, and coastal erosion sits at the top of that list. The cliffs at Skipsea are receding at worrying rates. For properties on Green Lane and in other locations close to the cliff edge, that can mean loss of land, structural instability and, in extreme cases, demolition. We inspect for cracking, movement and any other sign that erosion may already be affecting the building, then note the property's position relative to the cliff edge and advise on visible concerns.

Another recurring problem comes from the shrink-swell behaviour of the underlying boulder clay. These clay soils expand in wet conditions and contract during dry periods, so foundations can shift slightly through each seasonal cycle. Over time that movement may show as cracks in walls, especially around door and window frames, along with floors that feel uneven or slope noticeably. Climate change is making the pattern harder on buildings across the region, with more extreme weather bringing drought periods followed by heavy rainfall. Our surveyors look for both recent movement and older damage caused by years of repeated ground movement.

Flood risk is also higher here because of the North Sea. In periods of high tides and stormy weather, sea spray and wave overtopping can affect coastal properties, causing damp, damage to lower floor finishes and possible electrical hazards. We assess how vulnerable the property appears to flooding and record any signs of past flood damage. That includes checking external doors and windows, looking at the type of flooring at ground level, and noting any flood mitigation measures already in place.

Roofs in Skipsea often need especially careful scrutiny because of exposure to strong coastal winds. In these conditions, tiles may loosen or suffer damage more quickly than they would in a sheltered setting, and flashing around chimneys and roof edges can deteriorate faster in salt-laden air. Where it is safe and practical, we access the roof and inspect the tiles, pointing and any evidence of earlier storm damage. We also check gutters and downpipes, which can collect sand and debris blown in from the coast.

• Coastal erosion impact and cliff instability
• Foundation movement from shrink-swell clay
• Flood and damp issues from coastal exposure
• Roof damage from exposed coastal weather
• Drainage and surfacing water management
• Boundary and land loss concerns