RICS Level 2 Survey in Thirston

In Thirston, the housing stock brings its own set of quirks, which is why a RICS Level 2 Survey is often so useful. The village has a sizeable share of older period homes, and many were built between 1800 and 1911. Those buildings were put up using traditional methods that differ markedly from modern standards. That matters, because something that looks like a small cosmetic defect can in fact point to a more serious structural issue.

Local geology and the materials used across Northumberland have a direct effect on how homes age. In Thirston, properties are commonly built in sandstone, either squared tooled stone or ashlar, with slate roofs. Hard-wearing though they are, these materials need the right sort of upkeep. Sandstone can weather and lose mortar, and slate roofs can develop slipped tiles or problems with lead flashing over time. Our surveyors know the warning signs in buildings made with these traditional materials.

West Thirston sits on the steeply sloping wooded bank of the River Coquet, and that setting adds another layer for buyers to think about. Homes close to watercourses can be affected by damp penetration, ground instability and possible flood risk. With a Level 2 Survey, we assess those environmental factors and give you the detail needed to decide how comfortable you are proceeding with the purchase.

The area has had only limited new build development, partly because the Thirston Neighbourhood Development Plan restricts housing outside defined settlement boundaries. In practice, that leaves most available homes as period properties, and they often ask more of owners than newer builds do. We regularly find age-related issues in this kind of stock, from outdated electrical systems through to original features that need specialist attention.

• Properties over 50 years old
• Period construction (pre-1919)
• Properties near River Coquet
• Conservation Area properties
• Listed buildings

From our experience surveying homes in Thirston and the wider Northumberland area, some issues come up again and again. Damp is high on that list, particularly in older sandstone properties where the original construction often did not include modern damp-proof courses. Rising damp, penetrating damp and condensation can all affect period homes, especially where maintenance has slipped or modern double-glazing has been fitted without enough ventilation. We use moisture meters to pinpoint the affected areas and judge the likely cause.

Roofing is another area where we often find problems. Many Thirston properties still have traditional slate roofs that have been there for decades. Slate lasts well, but time and exposure to the weather can lead to slipped tiles, worn pointing and failing lead flashing around chimneys and valleys. Where access allows, our surveyors inspect the roof space and assess the overall condition of the roof structure, including signs of timber decay or earlier water ingress. Valleys and abutments get particular attention, because leaks often start there.

In properties built before 1980, electrical and plumbing systems are often behind current safety standards. We inspect visible wiring and plumbing, flag obvious safety concerns and note areas where upgrading would be sensible. Older homes can also have solid walls with no cavity insulation, which can mean weaker thermal efficiency and higher heating bills. That is especially relevant in rural Thirston, close to the Northumberland coast, where winter temperatures can be particularly cold. In many of the period properties we survey, internal wall insulation would help while keeping the outside appearance intact.

Some Thirston properties also show evidence of earlier structural movement, especially those standing on older foundations. There are no known widespread subsidence issues in the area, but given the age of much of the housing stock, a degree of settlement or movement over the years is not unusual. Our surveyors are trained to spot those signs and judge whether repairs or further investigation may be needed. We look for cracking to walls, sticking doors and uneven floors, all of which can hint at deeper issues.

The way Thirston homes were built is one reason our survey approach is so detailed. Most of the period properties in the area use solid wall construction, usually with sandstone walls measuring 450-600mm thick and built without cavity spaces. Lime-based mortars were typically used instead of modern cement. That allows a degree of moisture movement, but it can also leave walls more open to weathering and salt migration.

Traditional timber frame construction with load-bearing masonry infill panels appears in many properties here. It was widely used in the 18th and 19th centuries and is found in buildings across West Thirston. Our surveyors know how to recognise the movement that can happen as timber frames shift or deteriorate, particularly in homes altered several times over the years. We also look for signs of earlier timber treatment and check the condition of floor joists, which in older buildings are often supported by walls rather than modern joist hangers.

Slate roofs are a familiar sight in Thirston, and they were often built using local slate from Northumberland quarries, although some higher-quality properties have Welsh slate. These roofs were commonly laid with lime mortar pointing rather than cement, so maintenance needs to be approached differently. During our inspection, we assess ridge tiles, hip tiles and flashing details around chimneys and roof windows. We also note any areas where inappropriate replacement slates have been used, or where repairs have been done with modern methods that do not suit the character of the building.