RICS Level 2 Survey in Craster

Our RICS Level 2 survey provides a thorough inspection of the property's visible and accessible elements, giving you a clear picture of its overall condition. We examine the walls, roof, floors, windows, doors, and foundations, identifying any defects, decay, or areas requiring immediate attention. The survey includes an assessment of the property's services (electrics, heating, drainage), so you can see whether these essential systems meet current standards. Each element receives a condition rating from A (no repair currently needed) to C (urgent repair or serious defects), making it easy to prioritise any work required.

Craster's housing stock presents unique challenges that our inspectors are well-versed in addressing. The village is known for its distinctive Craster Whinstone, a dark basalt rock of volcanic origin that has been used in local construction for centuries. While this material gives properties their characteristic appearance, it can present specific issues including weathering, mortar degradation, and water penetration if not properly maintained. Our surveyors understand these local construction methods and can identify problems that might be missed by less experienced assessors who aren't familiar with the local stone.

The coastal location of Craster also means properties face exposure to salt air and marine conditions, which can accelerate wear on external joinery, brickwork, and metal fixtures. We pay particular attention to signs of penetrating damp, corrosion, and timber decay that are more common in properties near the sea. Our detailed report will highlight any issues we find, explain their implications, and recommend appropriate next steps. We also check the condition of flat roof sections to outbuildings, which are particularly vulnerable in coastal areas.

Given the age of much of Craster's housing stock, dating from the 18th and 19th centuries when the village developed around fishing and quarrying, we pay special attention to electrical and heating systems that may not meet current regulations. We identify exposed wiring, outdated consumer units, and old heating systems that may pose safety risks. Our reports include clear guidance on what needs to be updated and the associated considerations for properties in conservation areas or those that are listed buildings.

The survey also covers boundary walls, outbuildings, and the general grounds of the property. In Craster, where properties often have traditional dry-stone walls and historic boundaries, we assess their condition and stability. We note any trees that might affect the property, including root systems that could cause subsidence or drainage issues, and we check the condition of any shared access or private drives.

• Visible structural defects
• Roof condition and insulation
• Damp and timber decay
• Windows and doors
• Electrical and heating systems
• Boundary walls and outbuildings
• Drainage and gutters
• Fire safety considerations

The age and construction of properties in Craster means certain issues appear regularly in our surveys. Damp is perhaps the most common problem, particularly in older stone cottages where traditional solid walls have no damp proof course. Penetrating damp can occur when pointing fails or when flashings deteriorate, while condensation damp results from inadequate ventilation, especially in properties that have been modernised with new windows and insulation without adequate airflow. In our experience, properties along the coast are particularly susceptible to penetrating damp driven by wind-driven rain, and we often find evidence of this in west-facing walls.

Roof conditions also require careful assessment. Many Craster properties have traditional slate or stone tile roofs that may be original or have been replaced over the years. We check for slipped tiles, damaged flashing, ridge problems, and the condition of flat roof sections to outbuildings. The relatively high average property values in Craster mean that roof repairs can represent a significant cost, making it essential to understand the true condition before completing your purchase. We've seen roofs requiring repairs costing anywhere from £2,000 for minor pointing work to £15,000 or more for complete re-roofing on larger properties.

Electrical and heating systems in older properties often require updating to meet current regulations. We identify exposed wiring, outdated consumer units, and old heating systems that may pose safety risks. Given the age of much of Craster's housing stock, dating from the 18th and 19th centuries when the village developed around fishing and quarrying, it's common to find electrics that would not pass today's safety standards. We frequently see old fuse boxes, insufficient socket outlets, and lack of bonding to gas and water pipes.

Structural movement and subsidence, while less common in Craster due to the stable geology of the Whin Sill, can still occur, particularly in properties built on less stable superficial deposits or where historical quarrying activity has affected ground conditions. We carefully examine walls for cracks, measuring their width and pattern to determine whether they represent historic movement or ongoing issues requiring further investigation. Our reports will advise if you need a structural engineer's assessment.

Windows and doors in traditional Craster properties are often original or period pieces that may have survived for generations. While these add character, they can suffer from rot, draughts, and deteriorating seals. We assess the condition of all windows and doors, noting any that don't close properly, show signs of woodworm or rot, or are in need of re-decoration. For listed buildings, replacement with like-for-like units may require consent, which we will flag in our report if applicable.