RICS Level 2 Survey in Cottam, East Riding of Yorkshire

Cottam may be a small hamlet, but its property market presents unique considerations for buyers that make a professional survey essential. The village features a mix of traditional properties, including several historic farmsteads and the Grade II listed Cottam House, along with modern detached homes that have been built as the village has expanded. Given that many properties in this area predate the 20th century, our Level 2 survey is particularly valuable for identifying issues commonly found in older construction, such as damp penetration, roof deterioration, and outdated electrical systems that might not be apparent during a casual viewing.

The underlying chalk geology of the Yorkshire Wolds generally provides stable ground conditions, but older properties may still suffer from movement or subsidence issues related to changing moisture levels in the soil. We have surveyed numerous properties in the surrounding area and we know how to spot the early signs of foundation movement that can affect buildings on chalk subsoil, particularly those with shallow foundations or those that have undergone alterations over the years. Our inspectors examine every accessible element of the property, from the foundations to the roof structure, ensuring you have a complete picture of the property's condition before you exchange contracts.

With the average house price in the East Riding reaching £221,000 in December 2025, a RICS Level 2 survey represents a modest investment that could save you thousands in unexpected repair costs. The survey is particularly recommended for properties over 50 years old, which make up a significant proportion of the housing stock in and around Cottam. We have found that properties in rural East Riding often have specific issues related to their age and construction that our detailed inspection process is designed to uncover.

• Thorough visual inspection of all accessible areas
• Clear traffic light rating system for defects
• Market value assessment and insurance rebuild costs
• Expert advice on urgent repairs and future maintenance

The East Riding of Yorkshire has experienced steady price growth, with average house prices increasing by 4.8% between December 2024 and December 2025, reaching £221,000. While specific sales data for Cottam itself is limited due to the small number of transactions in this hamlet, the broader market trends indicate strong demand for properties in this picturesque part of Yorkshire. Detached properties command the highest prices at an average of £337,000, while terraced properties average around £170,000, reflecting the preference for larger family homes in the area.

The Yorkshire Wolds location of Cottam means that many properties benefit from attractive rural views and access to scenic countryside walks, which is a significant selling point for buyers looking to relocate from urban areas. However, rural properties can present specific challenges that we are trained to identify during our surveys. These may include issues with septic tanks or private drainage systems, which are common in properties not connected to mains sewage, as well as access difficulties and the presence of outbuildings or agricultural structures that may require separate assessment.

Given that Cottam contains scheduled monuments, including the site of the medieval Church of the Holy Trinity and the remains of a deserted medieval village, buyers should be aware that their property may have historical restrictions or obligations. We can flag any visible issues related to historic structures or archaeological considerations during the inspection, though we always recommend that buyers conduct their own due diligence regarding any planning constraints or heritage designations that may affect the property.

The recent population growth in Cottam, from 108 residents in 2011 to 350 in 2021, indicates that the village is attracting new residents seeking a rural lifestyle. This trend has led to some new development in the area, though the hamlet remains largely characterised by its traditional properties. When we survey properties in growing rural villages like Cottam, we often encounter issues related to the age of the existing housing stock and the maintenance standards of properties that may have been neglected during periods of lower occupancy.

Based on our experience surveying properties throughout the Yorkshire Wolds and East Riding, we have identified several issues that frequently arise in Cottam properties. Damp is perhaps the most common problem we encounter, particularly in older properties with solid walls that lack cavity insulation. The chalk geology of the area can contribute to damp issues when moisture rises through the porous chalk subsoil and penetrates foundation walls, a process we carefully assess during every inspection.

Roof defects are another frequent finding in Cottam, especially in properties with traditional slate or clay tile coverings that have reached the end of their serviceable life. We regularly identify slipped tiles, deteriorated pointing, and failing felt underlays that can allow water ingress into the roof structure. In the roof space, we check for signs of past or current leakage, timber decay, and inadequate ventilation that could lead to condensation problems.

Electrical and plumbing issues are also commonly identified in older Cottam properties. Many homes in the area still have original wiring from the mid-20th century or earlier, which may not meet current safety standards and could require updating. Similarly, plumbing systems in older properties may feature galvanized steel pipes that are prone to corrosion and reduced water pressure. We inspect the consumer unit, wiring, and plumbing fixtures as part of our standard Level 2 survey, flagging any concerns that require attention from a qualified electrician or plumber.

In rural properties like those in Cottam, we also pay attention to private drainage systems, which are not uncommon where properties are not connected to the mains sewerage network. Septic tanks and treatment plants require regular maintenance and must comply with current regulations, and we will note any visible issues with drainage systems that may need further investigation. These findings can be significant for buyers, as replacing or upgrading a septic tank can cost several thousand pounds.