RICS Level 2 Survey in Wynyard

Our RICS Level 2 Home Survey, previously called the HomeBuyer Report, gives you a detailed visual inspection of the property's condition. We inspect all accessible parts of the building, including the roof space, walls, windows, doors, floors and damp proof courses. In Wynyard, where the housing stock is mostly detached, that often means looking closely at big roof areas, conservatories and attached garages, especially in homes around the £400,000 mark.

As part of the survey, we assess the property's main permanent structures and pick up visible defects that could affect value or lead to repairs. Our surveyors look for dampness, timber decay, structural movement and flaws in the building fabric. Wynyard has both new builds and older homes, so we are used to spotting issues linked to modern construction methods as well as those found in more established property types.

We also review key services such as plumbing, electrical installations and heating systems. In the written report, we set everything out with a clear condition rating system, so you can quickly see which defects are urgent and which may need attention later. In parts of Wynyard Estate, where detached homes can top £440,000, that kind of detail matters, because you need to know exactly what you are buying.

The RICS Level 2 survey includes a market valuation and a rebuild cost assessment, both useful for mortgage requirements and insurance calculations. To arrive at the valuation, our surveyors use local market evidence that reflects current conditions across Wynyard and the wider Tees Valley market. With prices now 9% below the 2023 peak of £441,875, according to home.co.uk listings data, getting the true market value right has become even more important in this area.

• Visual inspection of all accessible areas
• Condition ratings for major defects
• Assessment of services and utilities
• Market value and insurance rebuilding costs
• Advice on further investigations if needed

There is a lot of new development under way in Wynyard. Taylor Wimpey and Wynyard Park have recently secured approval for 335 new homes on land north of Brownhill Way, and the wider Wynyard Village scheme is expected to add more than 2,500 dwellings between 2019 and 2032. If you are buying in one of these new schemes, it is fair to ask whether a survey is still needed.

We would still say yes. Even with a brand new home, our RICS Level 2 survey can uncover defects in the build or fittings. New properties from developers such as Barratt Homes, Charles Church and Taylor Wimpey may come with NHBC warranties, but those usually only apply once the build is complete. A pre-completion survey from us can highlight problems the developer should put right before you complete.

Our surveyors regularly inspect modern construction methods used across new developments, including timber frame, cavity wall construction and modern roofing systems. We check whether the property appears to have been built to an acceptable standard and we note snagging issues that should be dealt with. For a new build in Wynyard priced between £300,000 and £450,000, it is a modest outlay to help protect a major purchase.

The new Taylor Wimpey development will add 30 two-bed, 145 three-bed, 121 four-bed and 39 five-bed homes to the area, a sizeable increase in Wynyard's housing stock. We regularly inspect homes from the main developers active locally, including Barratt Homes at Highgrove, Charles Church and Cameron Hall Developments. Because we see these sites often, we know the kinds of issues that can turn up in newer properties and we report on them clearly.

Near Wynyard Hall, a Grade II listed building, some properties may call for extra thought. The hall itself and the estate properties are historic, while much of the surrounding area has been developed more recently. If you are buying close to Wynyard Hall, especially a property with possible heritage considerations, we will record any relevant points in the survey report.

The Wynyard Masterplan makes clear that areas of archaeological importance need to be protected during construction. That mainly affects new development, but it also underlines the historical significance of the area. Our inspectors keep local conservation points in mind and will flag anything relevant in the report. Where a property may need a specialist heritage survey, we will also guide you on what further investigations could be needed.

Not every Wynyard property is the same. Homes in the older parts of the area, especially near the original village centre or close to conservation areas, can differ markedly from the newer developments. They may have traditional construction, older roof coverings or heritage details that need a more careful eye during inspection. We know what tends to matter in these more distinctive properties.

Most of Wynyard's housing stock is modern and has been built within the last 20-30 years, which reflects the area's rapid growth through the Wynyard Village development. Detached houses make up the largest share, though semi-detached and terraced homes are also part of the local mix. Recent sales data recorded 18 detached sales, 15 terraced sales and 13 semi-detached sales in the past year.

We often come across issues tied to modern construction in Wynyard homes. Window installation faults, conservatory defects and problems with the way newer insulation systems have been integrated are all things we see. With so many new builds from different developers across the area, build quality can vary, and our inspections are designed to pick that up.

The TS22 postcode, which includes Wynyard, has seen plenty of activity, with 474 sales in the last 24 months according to homedata.co.uk. That volume gives our surveyors broad experience across the area, from newly built homes to longer-established properties that need a different approach during inspection.

Wynyard is not classed as a high-risk flood zone, but the Wynyard Masterplan does refer to Sustainable Drainage Systems, or SuDS, being built into new developments alongside green infrastructure. During the inspection, we note any visible drainage concerns and say if further checks would be sensible, particularly for homes in lower-lying parts of the development.