RICS Level 2 Survey Tollerton, North Yorkshire

Our RICS Level 2 Survey gives you a clear visual inspection of every accessible part of the property. We look over the walls, roof, floors, doors and windows for damage, wear and structural concerns. Outside, we inspect the building envelope, including the roof covering, chimneys, gutters and drainpipes, then inside we check for damp, rot and subsidence. We also review visible services such as the electrical system, heating and plumbing, so we can report on their present condition and whether they meet current safety standards.

Tollerton has many homes built in traditional red-brown brick from the 18th and 19th centuries, so our surveyors keep a close eye on the kinds of defects that tend to come with older buildings. That matters even more with properties such as the Grade II listed Gill House, built in 1690, and Tollerton Hall, where historic fabric and structural stability both need careful consideration. Construction using local materials, including Yorkshire stone and Welsh slate roofs, brings its own quirks. We check for movement in ageing brickwork, failing pointing and the condition of traditional roofing materials.

Flood risk is a real point to consider for buyers in Tollerton. In recent years the village has seen flooding, with properties on Tollerton Lane and Cotgrave Lane particularly affected by surface water and runoff from surrounding fields. Our surveyors assess how vulnerable a property may be to flood damage and set out any mitigation measures that could be needed. We also look for evidence of earlier water ingress or dampness, which can be especially troublesome in homes built with older methods. The Parish Council's Community Flood Signage Scheme reflects the fact that flooding is a recognised issue in some parts of the village.

Tollerton sits within the Vale of York, and the local geology can affect how buildings perform over time. Homes here may stand on softer Permian, Triassic, and Jurassic rocks, with glacial deposits above them. Although the specific shrink-swell risk in Tollerton is generally classed as low to moderate, our surveyors still watch for movement or subsidence that could point to deeper geological problems. Age is part of the picture too. We inspect walls, foundations and floors for any signs that foundation movement may be developing.

• Wall condition and structural integrity
• Roof covering and chimney condition
• Damp and rot detection
• Electrical and plumbing systems
• Flood risk and drainage assessment
• Window and door condition

Tollerton's housing stock is varied, and that makes a professional survey well worth having. The village has had notable new development in recent years, including Breckland, where modern high-specification homes are priced from £500,000 to £850,000. Alongside that, there are plenty of older homes, from historic cottages to farmhouses that help define the village's character. Different ages and build types bring different risks, and a Level 2 Survey helps uncover them.

With newer homes, including those at Breckland by Mulgrave Properties and South Back Lane by Venturi Homes, our survey can pick up construction defects, build quality concerns and issues with fixtures and fittings that are easy to miss during a viewing. New build does not always mean fault-free. Snagging issues can still be present, and our surveyors know what to look for in modern construction. We check that the property has been built to proper standards and flag defects the developer should put right before completion.

Older properties make up a sizeable part of Tollerton's housing stock, and they need a different kind of scrutiny. We look for common defects such as damp, rot, structural movement and older electrical systems that may not comply with current regulations. Many homes in the village were built in traditional red-brown brick with pantile or Welsh slate roofs, so assessing them properly calls for specific experience. Our surveyors understand how these older buildings behave and can spot issues that are often overlooked by those with less knowledge of traditional construction.

In a village with approximately 400 households, and with values that vary widely by type and location, paying for a survey is a sensible step. The average property price is around £310,000, while detached homes can reach £520,000, so finding defects before exchange can save you thousands of pounds in repair costs later. It also helps you judge whether the property is a sound investment. With recent price adjustments in the market, buyers need to look closely at condition.

From our work across North Yorkshire, and from what we regularly see in Tollerton, a few issues come up time and again. In older village properties, especially those built before 1900, outdated electrical systems are common and may fall short of current safety standards. Rewiring is rarely cheap, so knowing about it early helps with budgeting and can strengthen your position with the seller. We inspect the consumer unit, the condition of the wiring and whether the installation appears to meet modern requirements.

Roofs are another frequent concern, particularly on older homes with traditional slate or tile coverings. With age, individual tiles can slip, crack or go missing, which opens the door to water ingress. Our surveyors inspect the roof from outside and from within the building where possible, looking for leaks, rot and any signs of structural weakness. Original features matter too. Exposed beams and traditional fireplaces may need their own assessment so their condition, safety and maintenance needs are properly understood.

Damp often shows up in older homes, especially where solid walls were used instead of cavity wall construction. Rising damp and penetrating damp can both do serious harm to plaster and timber if they are left alone. As part of the survey, we carry out damp testing with professional equipment to identify moisture problems and the likely cause. We also note evidence of earlier damp treatment, because some older repairs do not meet current standards. In Tollerton, with its many solid brick properties, this is a particularly important check.

We pay close attention to flood resilience in the parts of Tollerton where flooding has been an issue, especially around Tollerton Lane and Cotgrave Lane. That means checking ground floor walls and floors, the type of flooring materials in place and any flood mitigation measures already installed. Knowing the level of risk can help you make an informed decision and arrange suitable insurance cover. We also record signs of previous flooding and consider how the property has been adapted to cope with possible water ingress.