RICS Level 2 Survey in DL17

A RICS Level 2 survey, also known as a Home Survey Level 2 or Homebuyer Report, is a detailed visual inspection of a property carried out by a qualified RICS chartered surveyor. Our surveyors inspect all accessible parts of the building and rate each element using a traffic light condition system that makes findings straightforward to interpret.

Each part of the report receives a condition rating. Rating 1 means no repair is needed. Rating 2 means repairs are required but not urgent. Rating 3 means serious defects that require prompt attention. This three-level system means you can quickly identify which issues are minor maintenance matters and which need addressing before exchange.

Our DL17 survey covers all of the following elements:

• Roof structure, tiles or slates, flashings, gutters, and downpipes
• External walls, pointing, render, and brickwork
• Windows, doors, and external joinery
• Internal walls, ceilings, and floors
• Roof space where safely accessible
• Cellars and vaults where safely accessible
• Built-in fittings and any visible services
• Grounds and boundaries immediately adjacent to the property
• Legal issues identified that your solicitor should investigate

The Level 2 survey is designed for properties in reasonable overall condition and built using conventional methods. For DL17's predominantly brick-built terraced and semi-detached housing, it provides a thorough assessment of current condition. If the inspector identifies structural concerns during the visit, upgrading to a RICS Level 3 survey will be recommended for a deeper investigation.

Reports are delivered digitally within 3 to 5 working days of the inspection. A follow-up call is included to discuss the findings and help you understand what action, if any, you should take based on what the report has identified.

The DL17 area has a significant history of coal mining activity. Ferryhill and the surrounding localities in County Durham were part of the wider North East coalfield, and former mine workings may exist beneath properties across the area. This creates a specific category of risk that is relevant to any property purchase in DL17, regardless of the property's age or visible condition.

Mining-related subsidence can cause cracking and movement in properties built above or near former workings, sometimes decades or even centuries after mining activity ceased. The effects are typically gradual but can be significant. Our Level 2 survey identifies any visible cracking, distortion, or movement in walls, floors, and ceilings that may indicate past or ongoing subsidence. However, a physical inspection cannot determine whether subsidence is mining-related without reference to specialist mining reports.

We recommend that buyers in DL17 request a mining search (Con29M report) as part of their conveyancing process. This report, obtained through your solicitor, checks whether the property sits on or near former mine workings and identifies any known history of subsidence claims in the area. The cost is typically modest and provides important protection.

• Request a Con29M mining search through your solicitor for any DL17 property
• Cracking in walls can indicate subsidence - our surveyors assess and rate all visible cracking
• Magnesian Limestone and glacial till geology affects ground stability in parts of DL17
• Boulder clay soils can be susceptible to shrink-swell movement in dry conditions
• Insurance implications of subsidence history should be checked before exchange

The geology of DL17 includes Permian Magnesian Limestone and underlying Coal Measures, with glacial till (boulder clay) as a superficial deposit across much of the area. Areas with significant boulder clay content can also have moderate to higher shrink-swell risk, where clay expands in wet conditions and shrinks in dry spells, potentially causing movement in shallow foundations.

DL17 recorded 213 residential property sales over the last year, representing a decrease of 55 transactions - a fall of 25.82% compared to the previous year. Despite this reduction in transaction volume, prices in DL17 showed significant movement, with Rightmove reporting historical sold prices 20% up on the prior year. The overall average reached £128,540, though figures vary between sources, with Zoopla reporting an average of £108,526 for the same period.

Detached properties in DL17 command a significant premium over the wider market, averaging £230,005 - nearly three times the terraced house average of £76,760. This gap reflects the relative scarcity of detached homes in what is predominantly a terraced and semi-detached market. Flats in the area average £65,800, making DL17 one of the more affordable postcode areas in County Durham.

New build activity in DL17 is represented by Windlestone Point, a development by Miller Homes in Windlestone, Ferryhill. A three-bedroom semi-detached property known as The Washington is available from the development, with prices ranging from £180,000 to £390,000. Some plots may be available at 80% of market value subject to eligibility criteria. For new build purchasers, a snagging survey is typically more appropriate than a Level 2 survey.

The affordability of DL17 property makes it attractive to first-time buyers and investors, but the age of much of the housing stock and the area's mining history mean that thorough pre-purchase due diligence is particularly important. Combined with a mining search and appropriate legal searches through your solicitor, our Level 2 survey gives buyers a complete picture of what they are purchasing.