RICS Level 2 Survey in Cleatlam

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property, including the roof space (where safe and accessible), walls, floors, windows, doors, and the exterior of the building. We examine the condition of key structural elements and building services, looking for signs of damp, rot, timber infestation, structural movement, and defects in the electrical and plumbing installations. The survey also includes an assessment of the property's energy efficiency and highlights any urgent issues that require immediate attention, giving you a clear picture of what you are purchasing before you commit financially.

In Cleatlam, where approximately 35% of properties were built before 1919 and a further 30% between 1945 and 1980, our surveyors frequently encounter issues related to the aging building fabric. Traditional sandstone and brick construction, while charming, can be susceptible to damp penetration, especially where original damp-proof courses have failed or been compromised over time. Many older properties also feature solid walls rather than cavity wall construction, which can present challenges in terms of thermal efficiency and moisture management. Our detailed reports provide you with the information needed to make an informed decision or negotiate appropriate repairs with the seller.

The RICS Level 2 Survey uses a traffic light rating system to clearly indicate the condition of different elements, with red indicating serious issues requiring urgent attention, amber highlighting defects that need attention but are not immediately serious, and green denoting satisfactory condition. This clear formatting helps you prioritise remedial works and budget accordingly, whether you are a first-time buyer in Cleatlam or an experienced investor expanding your property portfolio in the North East. We include specific cost guidance where possible, helping you understand the potential financial implications of any remedial work identified during the inspection.

Our surveyors will check the condition of the roof covering, looking for slipped or broken slate and clay tiles that are common on older properties in the Teesdale area. We inspect chimney stacks and parapet walls, which are frequent sources of water penetration in traditional buildings. Windows and doors are assessed for operation, condition, and security, while the condition of joinery and external paintwork is noted. We also examine the property's drainage system, including gutters, downpipes, and drainage outlets, ensuring that water is being effectively directed away from the building fabric.

• Visual inspection of all accessible areas
• Identification of defects and maintenance issues
• Traffic light condition ratings
• Energy efficiency assessment
• Market valuation
• Advice on legal issues and urgent repairs

Given that approximately 80% of properties in Cleatlam were built before 1980, the likelihood of encountering significant defects is substantially higher than in areas with predominantly newer housing stock. Traditional sandstone and solid brick wall construction, while providing character and thermal mass, can develop damp issues over time, particularly where original damp-proof courses have deteriorated or been bridged by external ground levels. Our surveyors have extensive experience identifying these issues in Teesdale properties, using both visual assessment and moisture detection equipment to provide accurate diagnoses.

The rural nature of Cleatlam means that many properties rely on private water supplies, septic tanks, or bespoke drainage systems that fall outside the scope of a standard conveyancing search. Our RICS Level 2 Survey includes observation and comment on these elements, highlighting any obvious concerns or maintenance requirements that may not be apparent to the untrained eye. We can identify signs of inadequate drainage, septic tank issues, or problems with private water supplies that could involve significant remedial costs.

Properties in Cleatlam often feature large gardens and grounds, which can present their own considerations for buyers. We observe the condition of boundary walls, fences, and outbuildings, noting any obvious defects or safety concerns. Additionally, our surveyors assess the general topography and ground conditions, looking for signs of instability, poor drainage, or vegetation that may be affecting the property. Given the glacial till deposits present in some areas of the village, we pay particular attention to ground conditions and drainage patterns that could impact the building's long-term stability.

The local economy in Cleatlam is largely driven by agriculture and tourism, with many residents commuting to larger employment centres in Barnard Castle, Bishop Auckland, or Darlington. This means properties may have been subject to different usage patterns over the years, including periods of vacancy or rental use that can accelerate wear and tear. Our surveyors understand these local market dynamics and tailor their inspections accordingly, ensuring you receive a report that reflects the specific circumstances of the property you are purchasing.

The geology of Cleatlam primarily consists of Carboniferous Limestone and sandstone, with superficial deposits of glacial till (boulder clay) in some areas. While the overall shrink-swell risk is generally low to moderate compared to areas with extensive high-plasticity clay, properties built on or near glacial till can still experience ground movement, particularly where drainage is poor or where trees are located close to the building foundations. Our surveyors will look for signs of subsidence, settlement, or heave that may be related to ground conditions, and we can recommend further investigation by a structural engineer if necessary. We specifically examine trees and vegetation near the property, as species such as oak and poplar can cause significant ground movement through seasonal moisture changes.

County Durham has a historic association with coal mining, and while Cleatlam itself is not a major former mining area, it is always prudent to check for mining legacy issues in the wider region. If you are purchasing a property in Cleatlam, we recommend obtaining a Coal Authority report to confirm whether the property falls within a former mining area. This is a straightforward check that can reveal potential ground stability issues that may not be visible during a visual survey. Surface water flooding is the primary flood risk in Cleatlam, particularly in low-lying areas or where drainage systems become overwhelmed during heavy rainfall, so our surveyors will also assess the property's flood risk and provide appropriate advice. We examine the surrounding topography and nearby water courses to understand the specific flood exposure of each property.

The roofing on Cleatlam properties typically consists of slate or clay tiles, with many older properties still featuring original roofing materials that may be approaching the end of their serviceable life. Our surveyors inspect roofs wherever safe access is available, looking for slipped or broken tiles, failed pointing to verges and ridges, deteriorating leadwork, and signs of past or present leakage. Given that approximately 50% of properties in the area are over 50 years old, roof condition is a common area of concern that our reports address in detail. We also inspect chimney stacks, parapets, and flat roof areas where applicable, as these are frequent sources of leaks and deterioration in older properties.

Electrical and plumbing systems in Cleatlam properties built before 1980 often require particular attention. Many older properties still have original fuse boards with rewireable fuses, which do not meet current electrical safety standards and may not provide adequate protection against electrical faults. Similarly, lead pipes or galvanized steel plumbing, common in properties built before the 1970s, can be nearing the end of their serviceable life and may be affecting water quality. Our surveyors identify these issues and recommend further investigation by qualified electrical and plumbing contractors. We also check for the presence of adequate bonding to gas and water services, which is a common defect in older properties.

• Damp and moisture penetration in solid wall properties
• Roof condition and aging slate or clay tile coverings
• Timber defects including woodworm and rot
• Outdated electrical and plumbing systems
• Signs of structural movement or subsidence
• Surface water flood risk