RICS Level 2 Survey in Arkendale

A RICS Level 2 survey is specifically designed for properties in reasonable condition that are built after 1900. However, our experienced surveyors also regularly inspect older properties in Arkendale, including the numerous Grade II listed buildings such as Grange Barn on Holgate Bank, Dale House Barn on Long Street, and properties featuring traditional coursed sandstone rubble construction with stone-flagged roofs. The survey provides a thorough visual inspection of all accessible areas of the property, including the roof space, walls, floors, doors, windows, and permanent fixtures.

Our inspection covers the structural integrity of the property, examining foundations, walls, floors, and ceilings for signs of movement, cracking, or deterioration. We assess the condition of the roof, including tiles, flashing, and chimney stacks, which is particularly important for older properties in Arkendale where traditional stone-flagged roofs may show signs of wear. We also evaluate the condition of plumbing, electrical systems, and heating installations, providing you with a comprehensive understanding of the property's overall condition.

Our surveyors pay particular attention to construction methods common in North Yorkshire properties, including the narrow handmade bricks found in early 19th-century homes like Measum House and the traditional stonework seen in buildings dating from the 18th century. Many Arkendale properties feature stone chimney stacks that require specialist assessment, as well as original windows and doors that may need careful maintenance. We document all accessible elements and flag any areas where professional advice should be sought.

Following the inspection, you will receive a detailed report with clear ratings for each area of the property: condition ratings of 1 (no repair needed), 2 (repairs needed but no urgent action), or 3 (urgent repairs or serious defects). The report includes practical guidance on maintenance matters and highlights any legal issues that may affect the value or enjoyment of your new home in Arkendale.

• Structural assessment
• Roof and chimney condition
• Wall and damp inspection
• Windows and doors
• Plumbing and electrical overview
• Energy efficiency considerations

Arkendale presents several unique considerations for property buyers that our surveyors take into account during every inspection. The village has experienced periodic flooding, particularly during the winter of 2019-2020 when severe flooding occurred across Arkendale Road and near the Jubilee Recreation Field, making roads impassable and putting homes at risk. While current flood risk for postcodes including HG5 0QH, HG5 0RA, and HG5 0QT is generally very low, some river levels remain elevated and flood alerts can be issued, particularly in January when our records show a flood alert was issued for the area.

The geological conditions in North Yorkshire can present shrink-swell risks in clay-rich soils, which may affect foundations over time. Our surveyors carefully examine walls for signs of movement or cracking that could indicate foundation issues, paying particular attention to properties with visible cracking or doors and windows that stick. This is especially important for older properties where original foundations may not meet modern standards. We also check for signs of previous movement or remedial work that may indicate ongoing structural concerns.

The age of many properties in Arkendale, with numerous buildings dating from the 18th and 19th centuries, means that traditional construction methods and materials must be properly assessed to identify any deterioration or required maintenance. Properties like The Old School House, which served the community from 1867-1947, and Church Barn from the first half of the 19th century, require experienced assessors who understand period construction methods and can identify issues that may not be apparent to less experienced inspectors. We know what to look for in properties built with narrow handmade bricks and traditional lime mortar pointing.

The historic nature of many Arkendale properties also means that our surveyors pay particular attention to the condition of traditional features such as stone-flagged roofs, stone chimney stacks, and coursed sandstone rubble walls. These features add character to properties but require ongoing maintenance to prevent water ingress and structural decay. Our reports highlight the condition of these elements and provide guidance on typical maintenance requirements for properties of this age and construction type.

While Arkendale is primarily a village of historic properties, there are newer developments and proposed builds that buyers should be aware of. A planning application has been submitted for a small development of four custom build dwellings at Bryan Lodge on Moor Lane, which would add to the village's housing stock if approved. Our surveyors can assess these new build properties just as thoroughly as older homes, checking construction quality, building regulation compliance, and the condition of modern building materials and installations.

Even for new build properties, a RICS Level 2 survey can be valuable. While new properties should have fewer issues than older homes, a survey can identify any construction defects, problems with fittings, or issues with building regulations compliance that may not be apparent during a visual appraisal. It also provides you with important documentation of the property's condition at the time of purchase, which can be useful for warranty purposes.

For newer properties in Arkendale, such as those in Manor Park which was developed on the site of buildings demolished in 1983, our surveyors will check the condition of more modern construction elements including UPVC windows, composite doors, and modern heating systems. These properties may present different issues than older buildings, such as inadequate ventilation or problems with recently installed fixtures, and our experience with North Yorkshire properties means we know what to look for.