RICS Level 2 Survey in Alston Moor

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. We examine the walls, roof, floors, doors, and windows, checking for signs of damp, rot, structural movement, and general wear. The survey includes a condition rating system that highlights issues requiring urgent attention, those that need future maintenance, and those that meet acceptable standards. For Alston Moor's older stone properties, this means we pay particular attention to the condition of traditional walls, older roof structures, and any signs of historic mining activity that might affect the building's stability.

We also inspect the property's services, including the electrical system, heating, and water supply. Our surveyors check that these systems appear to be in working order and meet basic safety standards, though we always recommend a qualified electrician or gas engineer for detailed testing. In Alston Moor, where many properties still have original wiring from decades past, this initial assessment helps you identify properties that may need significant electrical upgrades before moving in. We note the type of consumer unit, whether RCD protection is installed, and the general condition of visible wiring.

The Level 2 Survey includes a market valuation and insurance reinstatement figure, giving you confidence that you're paying a fair price for the property. With house prices in Alston Moor having shifted significantly in recent years, with prices down around 23% from their 2022 peak, having an independent valuation protects you from overpaying. We also highlight any legal issues that might affect the property, such as boundary disputes or planning constraints, particularly important in the Alston Moor Conservation Area where special permissions may be required for alterations.

• Visual inspection of all accessible areas
• Condition ratings for defects
• Market valuation and reinstatement cost
• Legal considerations and planning issues
• Energy efficiency assessment (optional)
• Advice on further investigations needed

Alston Moor's distinctive housing stock presents specific challenges that our surveyors understand intimately. The area boasts 90 buildings listed on the National Heritage List for England, with three achieving Grade II* status. Many properties in the Conservation Area, which covers the central part of Alston town, were built using traditional stone masonry with lime mortar. These older construction methods, while beautiful and historically significant, require different assessment criteria than modern cavity-wall buildings. The use of lime mortar, for instance, means that properties may be more susceptible to erosion and water penetration than those built with modern cement-based mortars.

The predominant building materials in Alston Moor include locally quarried sandstone and limestone, with roofs traditionally covered in heather thatch or stone flags, later replaced by Welsh slate. Our surveyors inspect these traditional materials carefully, checking for deterioration, slipped tiles, and the condition of flashings around chimneys. The older a property, the more likely it is to have suffered from decades of weather exposure and the natural settling that occurs over time. We assess whether any cracks or movement indicate serious structural issues or simply reflect the normal aging process of historic buildings. In particular, we examine the condition of any flagstone roofs, which can be expensive to repair or replace using traditional materials.

With prices currently sitting around 23-29% below their previous peaks, the Alston Moor property market offers opportunities for buyers. However, the age of the housing stock means that many properties will reveal defects that need attention. Our Level 2 Survey identifies these issues clearly, allowing you to either renegotiate the price, request repairs before completion, or make an informed decision to walk away if the issues are too severe. Given that the majority of properties in Alston Moor pre-date 1919, a thorough survey is particularly valuable. The mix of historic bastle houses, Georgian and Victorian properties, and newer builds means each property requires individual assessment rather than generic assumptions.

• Stone wall deterioration and mortar decay
• Roof condition and slate/tile damage
• Damp penetration in solid walls
• Timber rot and woodworm in roof structures
• Condition of chimneys and flashings
• Historic mining subsidence risk
• Outdated electrical systems
• Inadequate insulation in older properties

While Alston Moor is renowned for its historic buildings, the area also has new build developments that offer modern standards of construction and energy efficiency. The Bruntley Meadows development, for example, features detached bungalows with air source heat pumps, solar panels, and triple glazing, backed by a 10-year NHBC warranty. Similarly, properties at Forest Drive offer contemporary living with modern construction methods designed to blend with the local environment using natural slate roofs and stone-facing walls.

Even for new build properties, a RICS Level 2 Survey provides valuable assurance. While the NHBC warranty covers major structural defects, our survey still identifies any snagging issues, minor defects, or areas where the construction may not meet expected standards. For buyers purchasing a new build at Bruntley Meadows or Forest Drive, our survey provides that the property has been constructed properly and any defects are identified before you move in. We check the quality of finishes, the operation of windows and doors, and the installation of services.

New builds in the area represent a significant investment, with prices starting around £375,000 for properties at Bruntley Meadows. Having an independent survey ensures you're getting value for money and identifies any issues that may need addressing with the developer. Our surveyors are familiar with common issues in modern construction, including air tightness problems, ventilation adequacy, and the proper installation of heat pump systems. We'll provide you with a comprehensive report that gives you confidence in your new home purchase.