RICS Level 2 Survey in Wawne

A RICS Level 2 Survey, previously called the HomeBuyer Report, gives a solid inspection of the property’s accessible parts without the more intrusive checks of a full building survey. We look at the roof structure, walls, floors, windows, doors and the main fixtures, picking up visible defects, possible future issues and anything needing urgent attention. The report uses a clear condition rating system, from not inspected through to urgent matters requiring immediate repair. That makes the assessment consistent and easy to compare, whatever property you have in mind.

In Wawne, our surveyors give extra thought to the local geology and the building patterns seen across the East Riding. The village rests on glacial till and boulder clay over chalk, so there is a moderate to high shrink-swell risk, which can bring about subsidence or heave in homes with shallow foundations. That matters even more because a significant share of the housing stock, around 75%, was built before 1980. We note movement clues such as cracking patterns, door alignment and how windows open, along with any foundation issues that can be seen from ground level.

A Level 2 Survey also provides a market valuation and an insurance reinstatement figure, so you have a check on whether the property is priced sensibly for lending purposes. If our surveyor spots major concerns, such as damp in older solid-wall houses or roof defects in homes nearing their fifth decade, you can use the findings to ask for repairs or a price cut. That valuation can save you thousands, simply by stopping you from paying over the odds for a place with hidden problems.

We inspect the main structural elements and building services too. Where it is safe and accessible, we check the roof space, looking at rafters, joists and insulation levels. Wall surfaces are examined for damp, cracking or render failure. Floor surfaces are assessed for softness or unevenness that may point to structural problems. Windows and doors are tested for operation and condition, and we also note sealants and glazing. Our surveyors look at electrical consumer units and plumbing installations as well, flagging any obvious issues that may need a specialist to investigate further.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp and moisture detection
• Electrical and plumbing observations
• Foundation and structural indicators
• Market valuation and reinstatement calculation

Wawne’s housing stock reflects its past as a rural community that grew sharply in the mid-twentieth century. With 45.2% of homes detached and 35.1% semi-detached, the area is mainly made up of family housing built between 1945 and 1980. These properties often have traditional cavity wall construction, but homes built before the 1930s may have solid walls, which need a different approach to damp proofing and insulation. Knowing those construction differences matters, because solid-wall properties are more likely to suffer penetrating damp and may call for specific remedial work.

Our East Riding experience means we know how local materials age. Red brick is the main construction material in Wawne, with some render on newer homes. Timber roofs here usually have slate or tile coverings, and our surveyors regularly check for slipped tiles, failing flashing and signs of past water ingress, all common in properties of this age. We have seen plenty of examples where original roof coverings on 1950s and 1960s houses are nearing the end of their life, with brittle tiles and underfelt that has started to break down.

Homes dating from before 1919 make up around 20% of the housing stock, and they often bring the most involved survey findings. From old electrical wiring that no longer meets current regulations to original plumbing systems nearing the end of their service life, we record each issue. Properties in this age group may have lead water pipes, corroded cast iron drainage or consumer units that would not meet current electrical safety standards. Several homes in Wawne are Grade II listed, including St Peter’s Church and various farmhouses and cottages, and those heritage properties may need specialist input beyond the standard Level 2 inspection.

The defects we most often find in Wawne properties relate to damp, roofing and structural movement. Rising damp is often seen in older solid-wall homes where the original damp proof course has failed or was never installed. Penetrating damp is common where render has cracked or pointing has worn away. Roof issues range from slipped tiles and failed flashings to more serious problems with rafters and purlins. Because much of the village sits on clay soil, we also regularly see signs of subsidence or heave, with wall cracks that follow familiar patterns and point to foundation movement. Our reports set these matters out plainly and explain the right next steps.