RICS Level 2 Survey in Witton Gilbert

Witton Gilbert’s housing stock brings a few quirks that make a RICS Level 2 Survey well worth having. The village has a strong mining past, and many homes went up during the coal mining era with traditional methods that do not always match modern standards. In places such as Falkous Terrace and the historic East and West Block, back-to-back layouts were common, so ventilation and damp need a close look, something our inspectors are used to. Most properties here sit in the 63% semi-detached and 19% terraced brackets, with plenty dating from the pre-1940s period when building practice was quite different.

County Durham’s clay-based ground adds another layer of risk. Shrink-swell soils can trigger subsidence, especially in older houses where foundations were never designed for modern loading. Our surveyors look for movement, cracking and signs of foundation trouble that point to unstable ground. Old mine workings also complicate drainage, and with Durham city just four miles away, many commuters choose the area, but the ground conditions still matter.

Properties near the Dene Burn also deserve a careful look. In June 2012, when the Dene Burn burst its banks and damaged many homes, Durham County Council responded with a £600,000 flood defence scheme, finished in early 2016. The works changed the watercourse profile, widened channels, added terraces and flow controls, and created retention basins at Durham Gardens and South Lea. Around 50 properties are protected, yet lower-lying streets can still face surface water risks because of the old mine workings, and our Level 2 surveys note flood indicators and flag follow-up checks.

Witton Gilbert’s buildings show the village’s different phases of growth. Older homes are often brick and stone with lime mortar, while mid-20th century council housing tends to be red brick with tiled roofs or red pantiles. Later 20th century schemes brought red brick detailing with green and dark grey wooden panelling to first floors. We know the common faults tied to each era, from failing mortar in historic walls to tired window frames in 1980s-built houses.

• Mining-related ground conditions
• Clay soil subsidence risk
• Flood zone proximity
• Pre-1980s construction defects
• Outdated electrical systems
• Historic building fabric issues

More than 70% of Witton Gilbert’s homes were built before 1980, so our surveyors often see the familiar problems that come with older UK stock. Damp is a regular issue, especially in solid-walled Victorian and Edwardian houses where a modern damp-proof course may be absent or ineffective. Rising damp can show at ground-floor level, while penetrating damp often appears around windows and on north-facing walls where weather exposure has worn the brickwork. Traditional lime mortar lets moisture pass through more readily than cement-based mortars, which can leave damp problems recurring unless the fabric is properly maintained.

Roof defects turn up often too. Many village properties still have original or ageing coverings, with tiles, ridge mortar and flashings worn down over decades. Welsh slate and plain clay tiles were common in the area, and although both are durable, they still need regular care. Our inspectors look for slipped or broken tiles, evidence of old leaks and the condition of flat roof sections on extensions. Where the original roof has not been renewed in 40 or more years, a sizeable spend is often needed to bring it up to standard.

Pre-1970s electrics often need attention, with original fuse boxes and wiring posing fire risks that should not be ignored. A number of homes in Witton Gilbert will still have aluminium wiring or older rubber-insulated cables that have deteriorated over time. We advise an inspection by a qualified electrician in properties of this age, whatever the survey shows, because this is a key safety issue.

Structural movement is not always severe, but older homes often show some of it. Small cracks in internal plaster and external brickwork are common as buildings settle, yet our surveyors are trained to separate harmless age-related movement from more serious subsidence linked to the clay soils or the mining legacy here. Where we spot concerns, we suggest the right specialist follow-up, such as a structural engineer's report or a mining report from the Coal Authority, so ground stability can be checked properly.

Witton Gilbert includes several listed buildings that need a careful approach when you are buying. Witton Hall and its attached wall is a Grade II* listed building, probably first a grange of a late 12th-century leprosy hospital, then rebuilt in 1399-1400 with 18th-century and later additions. The Church of St Michael and All Angels, rebuilt in 1859, is Grade II listed too, along with numerous tombs in the churchyard and other structures, including the former smithy and properties at Fyndoune.

A standard RICS Level 2 Survey may not cover everything on a listed property in Witton Gilbert. Listed buildings often use construction methods and materials that need specialist knowledge to assess properly. Our team can arrange a RICS Level 3 Building Survey, which gives a far more detailed analysis, including opening up areas where accessible, a structural appraisal and repair details suited to historic homes.

Owning a listed building comes with specific responsibilities, including limits on alterations and the need for listed building consent for some works. Our surveyors understand those points and can talk through the likely cost of keeping a historic property to the right standard. We can also pick out fabric issues that may need specialist repair with traditional materials and methods to protect the building’s historical character.