RICS Level 2 Survey in Bardon Mill

Our RICS Level 2 survey provides a thorough inspection of the property's condition, focusing on all accessible areas including the roof, walls, floors, windows, and doors. We examine the structural integrity of the building, checking for signs of damp, rot, subsidence, or structural movement that could affect the property's value or require expensive repairs. The survey includes a detailed assessment of the property's services, evaluating the condition of electrical, gas, and plumbing systems where visible.

In Bardon Mill, where a significant proportion of properties are over 100 years old, our survey pays particular attention to the common issues found in older stone-built homes. We check for rising damp, which can be problematic in traditional properties, inspect roof conditions that may show wear from decades of Northumbrian weather, and assess the condition of older electrical installations that may not meet current regulations. The survey also evaluates any extensions or alterations, ensuring they have been properly constructed and do not compromise the building's integrity.

The village and surrounding area feature numerous bastle houses, which are fortified farmhouses typical of the Anglo-Scottish border region. These historic properties often have thick stone walls and traditional roof structures that require specialist knowledge to assess properly. Our surveyors have experience examining properties like Millhouse Grange and Grandys Knowe Farmhouse, both Grade II listed bastle houses, and understand the construction methods used in these unique buildings.

We provide our survey report within five working days of the inspection, giving you a clear RICS condition rating for each element of the property. This includes ratings of "Green" (no repair needed), "Amber" (urgent repairs needed), or "Red" (serious issues requiring immediate attention). If we identify any serious defects, we will prioritise these in our report so you can make an informed decision about proceeding with your purchase or renegotiating the price.

• Structural walls and foundations
• Roof structure and coverings
• Damp and moisture detection
• Windows, doors, and joinery
• Plumbing and electrical condition
• Boundaries and exterior joinery

Properties in Bardon Mill face several area-specific considerations that our surveyors take into account during every inspection. The village sits in the South Tyne Valley, close to the River South Tyne, which means some properties may have a higher risk of flooding or damp conditions associated with riverside locations. Our surveyors carefully assess the grounds around the property, looking for signs of water damage, inadequate drainage, or flood mitigation measures that may be required.

The historical mining activity in the area is another factor we consider. Bardon Mill Colliery operated from 1940 to 1972, and the former colliery site now houses the village hall. While no specific subsidence issues were identified in our research, properties in areas with historical mining activity can sometimes experience ground stability issues. Our survey includes a visual assessment of the property's foundations and surrounding ground, noting any signs of movement or concern that might warrant further investigation.

The prevalence of traditional stone-built properties in Bardon Mill, including numerous listed buildings such as the Grade I Church of St Cuthbert and various Grade II listed bastle houses, means that many properties in the area will have older construction methods and materials. These properties often feature thick stone walls, traditional roof structures, and original features that require specialist knowledge to assess properly. Our surveyors understand these traditional construction methods and can identify issues that might be missed by less experienced inspectors.

The local economy includes the Errington Reay Pottery, an 18th-century mill building that still operates today and is the only commercial pottery in the UK licensed to produce salt glaze pottery. This historic industrial heritage contributes to the character of the area and often influences the type of properties found here, from workers' cottages to larger merchant houses. Our surveyors are familiar with the various property types found in the area and understand how to assess them appropriately.

• River South Tyne proximity
• Historical mining activity
• Traditional stone construction
• Older plumbing and electrical systems

Given the age and construction of properties in Bardon Mill, we frequently encounter specific defects during our surveys. Damp is one of the most common issues we identify, particularly rising damp in traditional stone-built properties where the original damp-proof course may be missing or damaged. The proximity to the River South Tyne can exacerbate moisture problems, especially in properties with Cellars or basements that are vulnerable to water ingress during periods of heavy rainfall.

Roof condition issues are another frequent finding in our Bardon Mill surveys. Many properties in the area have original slate or stone tile roofs that are decades old and showing signs of wear. We inspect for missing or cracked tiles, deteriorated pointing, and signs of previous repairs that may indicate ongoing issues. In older properties, the roof structure itself may show signs of sagging or movement that requires further investigation.

Outdated electrical installations are commonly found in older properties throughout the NE47 area. Properties that have not been updated in recent years may still have older fuse boxes, fabric-covered wiring, and socket outlets that do not meet current electrical safety standards. While we can only visually inspect accessible electrical work, we will note any concerns and recommend that a qualified electrician conducts a more thorough inspection before completion.

Structural movement, although not widespread, can occur in older properties due to the type of ground conditions found in parts of the South Tyne Valley. We carefully examine walls for signs of cracking, particularly around door and window openings, and assess whether any movement appears to be active or historical. If we identify any concerns, we will recommend that you seek specialist structural engineering advice before proceeding with your purchase.

• Rising damp and moisture penetration
• Roof deterioration and tile loss
• Outdated electrical installations
• Signs of structural movement
• Decayed window frames and joinery
• Inadequate drainage and guttering