RICS Level 2 Survey Garton

The RICS Level 2 survey provides a comprehensive visual inspection of all accessible parts of the property. Our surveyor will examine the walls, roof, floors, doors, windows, and conservatories, along with the building's services including gas, electric, heating, and water systems. The report includes a clear condition rating system that helps you understand the severity of any issues found, from not needing repair to requiring urgent attention. Each section of the report is clearly laid out with photographs showing the defects and straightforward language explaining what they mean for you as a buyer.

In Garton's rural setting, our inspectors frequently encounter properties with specific characteristics typical of the East Riding. Many homes in this area were built using traditional brick construction with pitched tiled roofs, and the older properties often date back to the early to mid-20th century. These older homes can present challenges such as damp penetration, roof deterioration, and timber issues that our surveyors are trained to identify. We have seen numerous properties with original features that require careful assessment, from traditional lime mortar pointing to period window joinery that needs specialist knowledge to evaluate properly.

We check for signs of subsidence, particularly important given the clay soils found in parts of the East Riding that can cause ground movement. Our Level 2 survey also identifies any issues with lead flashings, a common problem on older roofs, and checks for evidence of woodworm or rot in structural timbers. The report provides practical guidance on what repairs are needed and approximately when they should be carried out. When we identify potential issues, we explain clearly whether they represent an immediate concern or something that should be monitored over time.

The East Riding geology means that properties in the Garton area may be built on clay substrate, which expands and contracts with moisture changes. This shrink-swell behaviour can affect foundations and cause movement in walls over time. Our inspectors are trained to look for the tell-tale signs of this type of ground movement, including cracking patterns in brickwork and doors or windows that stick or don't close properly. While significant subsidence is uncommon in this area, identifying early warning signs helps you make an informed decision about the property.

• Wall and foundation assessment
• Roof and chimney inspection
• Damp and timber decay detection
• Electrical and plumbing checks
• Thermal efficiency observations
• Market valuation

Properties in the East Riding of Yorkshire, including those in Garton, often face challenges typical of older rural housing stock. Rising damp is frequently encountered in properties built before the 1970s, where original damp-proof courses may be missing or damaged. Our inspectors check all walls at ground level for signs of damp staining, salt deposits, and deterioration of mortar pointing that could allow moisture to penetrate. In properties with solid walls, which are common in older buildings in this area, damp can be a particular issue as these walls lack the cavity that helps prevent moisture transfer from the ground.

Roof defects are another common finding in Garton homes. Many properties in this area have pitched roofs covered with clay tiles or slate, and age can lead to slipped tiles, damaged ridge tiles, and deterioration of lead flashings around chimneys and valleys. These issues can allow water ingress that causes damage to ceiling timbers and internal decorations. Our surveyors inspect roofs where safe access is possible and note any defects that require attention. We have found that properties in the Garton area often have roofs that are approaching or have exceeded their expected lifespan, making thorough inspection particularly important for potential buyers.

Timber defects including woodworm and rot are found in many older properties in the Garton area. Our inspectors examine structural timbers in roofs, floors, and walls for signs of insect attack or fungal decay that could compromise the structural integrity of the building. These issues are particularly common in properties with roof defects that have allowed water to penetrate over many years. We check for signs of beetle activity, including small holes in timber surfaces, and look for soft or discoloured wood that may indicate rot. Early identification of these problems allows you to budget for necessary treatments or repairs.

Electrical and plumbing systems in older Garton properties can also present challenges. Many homes in this area were built with dated wiring that may not meet current safety standards, and older plumbing systems using lead or galvanised steel pipes can be prone to leaks and reduced water pressure. Our survey includes visual inspection of these services with recommendations for further investigation by qualified electricians and plumbers where needed. We also check the condition of the hot water system and heating equipment, noting their age and apparent condition.

• Rising and penetrating damp
• Roof tile and flashing defects
• Timber rot and woodworm
• Outdated electrical systems
• Plumbing and drainage issues
• Chimney deterioration