RICS Level 3 Survey in Harome

Harome’s housing stock can be tricky, and it really calls for the level of detail a RICS Level 3 Survey gives. Plenty of homes here date back to the 17th century, with some going further still, into medieval origins. Cruck-framed timber cores, thatched roofs, and traditional limestone or sandstone construction all need a trained eye. A standard homebuyer report will not pick up the defects that often come with these older build types, and that can leave buyers facing repair bills after completion.

The ground beneath Harome deserves just as much attention as the buildings above it. The village name itself comes from Old English and means "rocks/stones" or a "heap of stones", which gives a fair hint at the stony conditions builders once had to work with. Harome sits around the 40m contour, rising towards the North York Moors to the north, where land reaches around 70m above sea level. Lower-lying plots near Riccal Beck and the former Riccal Moor can present different foundation conditions from higher ground, with subsidence and settlement both worth checking. Our inspectors look closely for movement that could point to what is happening below the surface.

Flooding is another local issue we take seriously in Harome. The River Rye bounds the village to the west, and Riccal Beck runs from north-west to south-east, while the eastern side of the township once included low-lying wasteland known as Riccal Moor. Homes close to these watercourses, or set in lower ground, may be more exposed during heavy rainfall. A Level 3 Survey looks at flood vulnerability, checks for any flood-related damage or protection measures already in place, and gives practical guidance on safeguarding the property.

• Properties built before 1900
• Listed buildings (all 13 in Harome are Grade II)
• Properties with thatched or pantile roofs
• Buildings in the Harome Conservation Area
• Properties near River Rye or Riccal Beck

Harome is a designated Conservation Area, and that brings legal protection for its architectural and historic character. It also changes what can and cannot be altered or extended. Before buying, it is important to understand those limits. The North York Moors National Park Authority handles planning in the area, and work that might be permitted elsewhere can need consent in Harome’s Conservation Area. We have surveyed many properties here and know how the designation affects condition, as well as future renovation plans.

Article 4 Directions can also apply in Conservation Areas, removing certain permitted development rights. In practice, that can mean planning permission is needed for small changes such as replacing windows, doors, or roof materials, even where a home is not listed. Our surveyors understand these restrictions and can comment on how the property’s Conservation Area status may shape later works. We also note the age and style of windows, doors, and other features that could need specific materials or permissions when replaced.

Buying in a Conservation Area is where a RICS Level 3 Survey really earns its keep. It gives a clear picture of the property’s condition and flags issues that may need attention soon. Older homes often need restoration, and that can only be sensibly planned if the conservation implications are understood in advance. Our reports show where maintenance is urgent and where improvements may need Listed Building Consent or planning permission.

Age and construction method mean Harome properties often throw up the same sorts of problems, and our surveyors see them regularly. Timber decay is one of the most common, with cruck frames and other structural timbers suffering from years of wear, pest activity, or fungal rot. It is a particular concern in thatched homes, where timber elements may have been exposed to moisture for long periods. We have also found active woodworm in numerous properties, especially in roof spaces where ventilation has been poor.

Damp penetration is another issue that comes up often in Harome’s traditional homes. Limestone and sandstone are durable, but rising damp and penetrating damp can still appear where pointing has failed or where water has entered through damaged roofs or gutters. The local weather, with exposure from the North York Moors, means a property can suffer from damp even when it looks sound from the outside. Our surveyors know how to spot both obvious problems and the subtler signs that a less experienced eye might miss.

Roofing defects are frequently uncovered during surveys here, and they can be costly to put right. Swept pantile roofs, which are typical in the area, may have slipped tiles, weathered verges, or failed flashing that lets water in. Thatched roofs need specialist assessment because they do not last forever and may need re-thatching within a few years of purchase, a major expense that can cost £15,000 or more. Our Level 3 Survey sets out the roof’s condition and likely maintenance, so budgeting is easier.

We also pay close attention to services in older homes. Many properties in Harome still have original plumbing and electrical systems, and those may fall short of current regulations or present safety issues. Old fuse boards, outdated wiring that no longer meets modern standards, and lead water pipes are all things we have come across and would expect to flag. Where needed, our survey points you towards further checks by qualified tradespeople.