RICS Level 2 HomeBuyer Survey in Whitton and Tosson

Our RICS Level 2 HomeBuyer Survey takes in the visible, accessible parts of the property. We look at the walls, roof, floors, doors and windows, then judge their condition and flag up any defects that need attention. Signs of damp, timber decay, structural movement and roof deterioration are all checked, which matters even more with the older properties common in this area. We also carry out a visual check of services such as plumbing and electrical installations, although older electrical systems are always best tested by a specialist.

Red, amber and green, that is the way the report is set out. Red points to urgent issues that need immediate attention, amber marks defects that are likely to need repair later, and green shows a satisfactory condition. It gives you a clear way to prioritise works and, where needed, open discussions with sellers. In Whitton and Tosson, where many homes are built from traditional sandstone and date from the 18th and 19th centuries, we pay close attention to lime mortar pointing, sandstone weathering and the condition of traditional roof coverings.

We also look beyond the four walls, checking the surroundings, flood risk and ground conditions. GOV.UK data shows the overall flood risk in Whitton and Tosson is very low, but we still record anything that could affect the property over the longer term. Our surveys include a market valuation and an insurance rebuild cost estimate, so you have the key figures in front of you when deciding whether to proceed. If some areas cannot be reached because of stored items or obstructions, we note that in the report so the limits of the inspection are plain.

Whitton and Tosson sits on largely Carboniferous sedimentary rocks, with the Fell Sandstone Formation especially visible in the nearby Simonside Hills. That type of ground usually carries a low shrink-swell risk, so foundation movement from clay soils is less of a concern than it is in many other parts of the UK. Even so, our surveyors still look carefully for movement, because older buildings with shallower foundations can settle whatever the ground beneath them happens to be.

Damp and moisture issues turn up often in the older properties across Whitton and Tosson. Traditional sandstone buildings built with lime mortar are especially prone to moisture ingress, particularly where damp-proof courses have failed or where ground levels have crept up over time. Poor ventilation in older homes can also create condensation problems, especially in bedrooms and bathrooms. Our surveys look carefully at how far any damp has spread and what kind of treatment may be needed. Moisture meters and damp detection equipment are part of our standard inspection routine.

Roof defects are another regular finding in this part of Northumberland. Traditional red pantile and grey slate roofs on 18th and 19th-century properties often show their age, with failed mortar to ridge tiles, missing or damaged tiles and wear to roof timbers. Older roofs were never designed for the weight of modern concrete tiles, so re-roofing with heavier materials can trigger roof spread and related structural problems. Where safe access allows, our inspectors check roof spaces inside and out, and we record any defects that need attention. Homes near Tosson Hill and the Simonside Hills may also face stronger winds, which can lead to storm damage on roof coverings.

We assess structural movement and cracking carefully in Whitton and Tosson. The local geology points to a low shrink-swell risk, but older buildings with shallow foundations can still move because of ground conditions, tree root influence or settlement. Our surveyors look at cracks, judge their cause and note whether they appear active or historic. Timber decay, including wet rot and dry rot, is another frequent issue, especially where damp has lingered or sub-floor ventilation is poor. It is a familiar problem in homes that have been left vacant for long periods as holiday lets.

Older electrical and plumbing systems often need attention too. Wiring installed more than 25-30 years ago may fall short of current regulations and can carry a fire risk. For homes with older electrical installations, we recommend an Electrical Installation Condition Report (EICR) from a qualified electrician. Lead water pipes and ageing plumbing fittings may also need replacing. Our surveys flag these matters and point you towards the right specialist checks. Many properties in the Whitton Conservation Area still retain original features that need careful assessment.

Chimney and flue defects matter here, because many period properties in Whitton and Tosson still have their original chimney stacks. Exposure to Northumbrian weather can leave them vulnerable to frost damage in brickwork and stonework, failed flashing and deterioration within the flues themselves. As part of the standard survey, our inspectors check the chimney and note any instability or water ingress that could have wider effects on the structure.