RICS Level 2 Homebuyer Survey in Withernwick

We carry out a RICS Level 2 Homebuyer Survey as a full visual check of the property’s condition, from roof to foundations and everything reachable in between. Walls, floors, ceilings, doors and windows are all examined for defects and signs of wear. We also look closely at the roof, including tiles, flashing and chimneys, together with gutters and drainage that help keep water out. The exterior is included too, so on Withernwick’s traditional brick buildings we note the state of walls, pointing and any render that may be there.

Inside, we look at the damp-proof course, insulation and ventilation, all of which matter even more in older homes built with solid walls rather than modern cavity wall construction. Plumbing and electrical systems are checked, with attention to outdated wiring or pipework that may fall short of current safety standards. Dampness, rot and pest infestation are also on our list, because they turn up regularly in Withernwick’s older housing stock where traditional methods were used. We have seen solid-walled cottages develop penetrating damp when external brickwork breaks down or when rendering fails.

Our Level 2 survey is set up with the risks of the East Riding of Yorkshire in mind. Withernwick sits within the Holderness region, where clay soils shrink and swell, and that can lead to subsidence in homes with older, shallow foundations. We look for the usual clues, cracks in walls, uneven floors and doors that no longer close as they should. Proximity to the Lambwath Stream also matters, since it has flooded the village before, especially in the South End area near Manor Farm. Where a property is close to the stream, we pay close attention to drainage and any sign that water has been in before.

That local housing mix brings its own problems, and our survey is intended to pick them up. Withernwick has plenty of older homes, including cottages and farmhouses from the 18th and 19th centuries. Most of these were built with solid walls and do not have the damp-proof courses found in modern cavity wall construction. The red-brown Holderness brick used locally is durable, but weathering and mortar decay still take their toll. We have inspected more than a few homes along Church Lane and Main Street where traditional brickwork needs regular maintenance to keep water out.

• Roof and chimney condition
• Damp and rot assessment
• Structural integrity checks
• Electrical and plumbing overview
• Drainage and guttering
• Insulation and ventilation

Older homes in Withernwick bring familiar issues, and our Level 2 survey is designed to spot them. The village has a high proportion of cottages and farmhouses from the 18th and 19th centuries. These buildings were usually built with solid walls, not the damp-proof courses used in modern cavity wall construction. That is why we look closely for penetrating damp, rising damp and condensation, all common in Withernwick’s traditional brick-built properties. We regularly come across damp problems in properties along Church Lane where the older brickwork has become porous after years of exposure to the weather.

The clay soils beneath Withernwick and the wider Holderness region create a clear subsidence risk, and we assess that carefully. In hot, dry summers, the clay shrinks as moisture is lost, and foundations can settle unevenly as a result. Trees and large shrubs close to a property can make things worse by drawing water from the ground. We watch for the warning signs, diagonal cracks around windows and doors, bulging walls, and floors that slope or feel uneven. With the Lambwath Stream having burst its banks in 2007, we also look at flood vulnerability and how well existing drainage works. Properties near the stream, especially in South End, need a close look at ground levels and drainage.

Roof condition is another major part of what we look at in Withernwick. Many older homes still have traditional clay pan-tiles, which can wear with age, so broken or missing tiles, cracked ridge mortar and failing flashings are all things we commonly note. A few properties may have older materials such as Welsh slate or, in rare cases, thatch. We inspect the roof from inside, where access allows, and from outside as well, so we can give a rounded view of its condition and likely remaining life. Chimneys, a common feature on traditional village properties, are checked too. In lofts, we often find that insulation is inadequate, and we record that in the report with recommendations for improvement.

Electrical and plumbing systems in Withernwick’s older homes often need particular care. Houses from the 18th and 19th centuries may still have original wiring or lead pipework that no longer meets modern safety standards. We flag outdated consumer units, too few sockets and any possible fire hazards. On the plumbing side, we look for lead pipes, corroded galvanised steel pipes and signs of leaks or poor water pressure. For buyers who are planning renovation work, these findings matter, since upgrading those systems can be a major cost.

• Clay soil subsidence assessment
• Damp and condensation identification
• Roof and tile condition
• Drainage system inspection
• Electrical safety review
• Flood risk evaluation