RICS Level 2 Survey in SR1 Sunderland

SR1 covers Sunderland's city centre and the surrounding streets, and the housing stock shows more than a century of building styles. Flats make up 50.8% of properties, terraced houses 36.1%, and there are also plenty of older semi-detached homes, so the mix of construction types brings a different set of issues with each one. We survey everything from Victorian terraces in the Sunniside Conservation Area to modern apartments in the Riverside Sunderland development, and that local spread matters. Every era brings its own methods, materials, and common defects, something we only really learn by inspecting hundreds of properties here.

There are a few SR1-specific risks that we always look at closely. Beneath the postcode sits Magnesian Limestone overlying Coal Measures, with glacial till and boulder clay deposits that can lead to shrink-swell movement where clay content is present. That is especially relevant to the older terraced and semi-detached homes that dominate the area. We have seen properties in the higher-clay pockets show signs of historic movement, so our surveyors know exactly what to check when they assess foundation conditions.

Another point to keep in mind is flood risk, because the River Wear runs through the area and surface water flooding is a real concern in urban locations. Our surveyors examine drainage, ground levels, and any signs of previous water ingress in properties that may be affected. The wider Sunderland area also has a history of mining, which brings possible ground stability issues that deserve professional scrutiny. We look for traces of old mining work too, including documented mine shaft locations in the local area.

• Victorian and Edwardian terrace houses
• City centre flats in converted buildings
• Pre-1919 period properties
• Modern Riverside Sunderland apartments
• Semi-detached homes from 1919-1945
• Post-war properties from 1945-1980

Our work across SR1 Sunderland has highlighted a number of recurring issues that buyers should know about. Given the age profile, with nearly 40% of properties built before 1919, damp features heavily in our reports. Solid wall construction, which is common in these older buildings, does not have the cavity wall insulation found in newer homes, so rising damp and penetrating damp are more common. We have seen plenty of original solid walls affected by failed external render, damaged rainwater goods, or blocked air bricks that stop the sub-floor space ventilating properly.

Roof condition crops up often in our SR1 surveys too. Homes from the pre-1919 and interwar periods frequently have original slate or clay tile roofs that have gone beyond their expected life. Our surveyors check for cracked or missing tiles, tired lead flashing, damaged gutters, and rot in timber roof structures. In some cases, the roof covering is still original and may need full replacement within the next few years. We have seen numerous properties where the original slate roofs are now over 100 years old and clearly deteriorating, with slipping tiles and failing mortar pointing.

Older SR1 properties often need electrical and plumbing updates to meet current standards. Homes built before the 1990s may still have vintage wiring that poses a safety risk, and lead pipes were commonly used in properties built before the mid-20th century. Our Level 2 Survey brings those issues to light, so you can budget for the necessary work. We have come across old fuse boards that would not meet current regulations, and in some properties the wiring dates back to the 1960s or earlier, which is simply not up to modern electrical loads.

The local ground conditions also create their own problems. Glacial till and boulder clay deposits beneath much of SR1 can trigger shrink-swell movement in clay-rich soil, especially during periods of extreme weather. Combined with historic mining in the wider Sunderland region, that means some properties face ground movement or subsidence risks. Our surveyors are trained to spot the warning signs, such as cracking patterns in walls and doors or windows that no longer shut properly. Not every property is affected, but the risk is enough that our inspectors always check carefully, particularly near former mining areas.

• Rising and penetrating damp
• Roof deterioration and tile loss
• Outdated electrical wiring
• Lead or galvanised plumbing
• Timber decay and woodworm
• Structural movement and subsidence

SR1 includes several conservation areas, among them the Sunderland Central Conservation Area and parts of the Sunniside Conservation Area, both of which contain a number of listed buildings. If you are buying in one of these designated areas, extra specialist advice may be needed. Our Level 2 Survey records the property's condition, but we will flag whether it is listed or lies within a conservation area, because those properties often need the more detailed approach of a RICS Level 3 Building Survey. That extra detail is especially useful for listed buildings, where understanding historic construction and condition is vital before any renovation plans are made.

Homes in conservation areas often feature Victorian and Edwardian architecture, with original period details that need sympathetic care using traditional materials and methods. Any alterations or repairs to listed buildings need Listed Building Consent from the local authority, and our surveyors can explain what that means for the way you plan to use the property. Period homes in these sought-after streets often command a premium, so a thorough survey is particularly valuable when protecting your investment. We have surveyed numerous listed buildings in the Sunniside area and understand the challenge of keeping period features while making sure a property stays weather-tight and structurally sound.

Sunniside has, in particular, attracted recent regeneration interest as part of the wider Riverside Sunderland project. That mix of historic buildings and new development creates a varied property landscape, and it needs local knowledge to survey properly. Our team understands how the older buildings in these streets were put together and what to look for when judging their condition. We have worked on properties throughout this regeneration zone and know how ongoing development may affect neighbouring homes, including construction traffic, vibration from piling works, and changes to local drainage patterns.

The Riverside Sunderland regeneration project is reshaping the SR1 postcode, with new residential developments bringing modern apartments into the city centre. If you are looking at one of the new-build phases, our Level 2 Survey can still be useful by spotting construction defects that are not obvious at first glance. New builds usually have fewer problems than older homes, but snagging surveys and independent inspections still provide additional reassurance. We have surveyed many new-build apartments in the Riverside area and found issues ranging from minor problems such as poorly sealed windows to more serious concerns with balcony constructions and fire safety installations.

Further investment across the area, including The Beam development and the former Vaux Brewery site, is significant for SR1. That ongoing development activity can influence property values and rental yields in the surrounding streets, so it is worth understanding the condition of any home you are thinking of buying. Our surveyors can comment on the likely impact of local development on your investment. Regeneration has brought more interest to the city centre, which has supported property values, but it is still important to know whether nearby construction activity has affected the property itself.

For buyers who are considering new-build homes, we offer surveys that check the quality of construction, confirm whether materials and workmanship meet building regulations, and pick up issues that need attention before the developer's warranty period runs out. SR1 has a blend of historic and modern stock, so our surveyors have to be flexible in how they approach each job. We are used to identifying the issues seen in older period properties as well as defects that can appear in modern construction, including cladding systems, balcony waterproofing, and mechanical ventilation with heat recovery systems that are now common in new apartments.