RICS Level 2 Survey in Birdsall

The village of Birdsall comprises approximately 53 properties along the main street, with 44 houses, 7 flats, and 2 other properties. The dominant property type here is period houses built between 1800 and 1911, with many constructed using traditional stone and brick methods. Birdsall House, a significant Grade II* listed building dating from the late 16th century, exemplifies the architectural heritage in this area. The present St Mary's Church was built in 1824 within the Birdsall grounds, and the ruins of the ancient church of All Hallows stand adjacent to Birdsall House, indicating the historical significance of the area.

Our inspectors frequently encounter specific issues in properties of this age. Damp penetration represents one of the most common problems, particularly in properties built with solid walls rather than modern cavity wall construction. Rising damp affects many period properties, especially where original lime mortar pointing has deteriorated or where ground levels have been raised over time. Our surveyors use moisture meters and thermal imaging equipment to identify damp issues that might not be visible during a standard viewing, including penetrating damp from defective roof coverings or mortar joint failure in solid wall construction.

Roofing defects are equally prevalent in this area, with slipped slates, deteriorating lead flashing, and timber decay in rafters requiring attention on older properties. Properties with Welsh slate roofs, as seen at Birdsall House, often require ongoing maintenance as individual slates reach the end of their service life. Terracotta tiled roofs, particularly common in properties converted from stable buildings in the YO17 area, can suffer from frost damage and mortar deterioration between tiles. Our surveyors inspect all accessible roof spaces, examining rafters, joists, and any visible sarking for signs of structural distress or biological growth.

The construction materials typical to this area include ashlar stone with Welsh slate roofs, as seen at Birdsall House, along with traditional chalkstone and brick commonly found in converted agricultural buildings and period cottages. Properties in the YO17 area often feature terracotta tiled roofs, particularly in properties converted from stable buildings. Many properties in the village will have solid brick or stone walls without cavity insulation, meaning thermal efficiency may be below modern standards. Our surveyors understand these traditional construction methods and know exactly what to look for when assessing properties in this part of North Yorkshire.

• Damp and moisture penetration
• Roofing defects and slate deterioration
• Timber rot and woodworm infestation
• Outdated electrical systems
• Structural movement and subsidence
• Missing or inadequate insulation
• Defective lime mortar pointing
• Penetrating damp from lead flashing failure

The RICS Level 2 Survey provides a comprehensive assessment of the property's condition, examining all major accessible elements including walls, floors, ceilings, doors, and windows. Our surveyor checks the roof structure, chimneys, gutters, and drainage systems, looking for signs of damage, deterioration, or potential future problems. The inspection covers the property's exterior walls, examining render, brickwork, stonework, and pointing for cracks, damp penetration, or movement. We specifically assess the condition of any lime mortar pointing, which is critical in period properties where cement-based mortars can trap moisture and cause stonework deterioration.

Inside the property, we assess the condition of joinery, stairs, and fitted units while checking for signs of structural movement, dampness, or insect infestation. Our surveyor examines all visible and accessible pipework, wiring, and plumbing, noting any obvious defects or areas requiring professional testing by a qualified electrician or plumber. We also assess the condition of any heating systems, including boilers, radiators, and flues, noting the age and condition of these installations. The report includes a clear condition rating system, highlighting issues that require urgent attention, should be investigated further, or may affect the property's value.

For properties in Birdsall's conservation area and those near listed buildings like Birdsall House, additional considerations may apply. Our surveyors are experienced in assessing properties in historic areas and can identify issues specific to traditional construction methods used in the YO17 area. While the Level 2 Survey is not a full structural survey, it provides sufficient detail for most conventional properties in the YO17 area. If our surveyor identifies significant structural concerns, such as substantial movement, major timber decay, or evidence of foundation problems, they will recommend a Level 3 Building Survey for a more detailed analysis with invasive inspection where necessary.

• Complete visual inspection of all accessible areas
• Roof, chimneys, and gutter assessment
• Damp and timber defect analysis
• Electrical and plumbing condition notes
• Clear condition ratings and priority recommendations
• Market value and insurance rebuild cost guidance
• Thermal efficiency observations
• Advice on urgent and non-urgent repairs