RICS Level 2 Survey in Great and Little Broughton

A RICS Level 2 Survey, formerly known as the HomeBuyer Survey, provides a detailed inspection of the property's accessible areas, assessing the overall condition and identifying any defects that may affect the value or safety of the property. Our inspectors examine the roof structure, walls, floors, ceilings, doors, windows, and all visible plumbing and electrical installations. The survey includes an assessment of potential risks such as damp penetration, structural movement, timber defects, and any issues arising from the property's age or construction type. We physically access the roof space where safe and practical to do so, examining the condition of rafters, joists, and any insulation materials present.

For properties in Great and Little Broughton, our surveyors pay particular attention to the common issues affecting local housing stock. Given the mix of pre-1919, interwar, and post-war properties in the area, we carefully inspect for signs of damp, particularly rising damp in properties with solid walls and penetrating damp in areas where pointing or render has deteriorated. The underlying geology of the wider Teesside area, including Great and Little Broughton, is characterised by Permian and Triassic sedimentary rocks, including mudstones, sandstones, and limestones, with superficial deposits including glacial till (boulder clay). This clay-rich geology creates potential for subsidence and heave issues, particularly where trees are planted near properties or where drainage has been compromised.

The survey also includes a visual inspection of boundaries, outbuildings, and the general environment surrounding the property. We assess the condition of any garages, sheds, or other detached structures, and examine boundary walls and fences for signs of damage or instability. Our surveyors also note the proximity of trees to the property, as the clay soil in this area is prone to shrink-swell movement that can affect foundations when vegetation draws moisture from the ground. Following the inspection, you will receive a comprehensive RICS survey report that clearly outlines our findings using a traffic light rating system.

The traffic light system provides immediate clarity on the property's condition. Green indicates no issues requiring attention, amber highlights defects that require repair or further investigation, and red flags serious issues that may require urgent attention. Each defect is accompanied by photographs and practical recommendations, helping you understand exactly what you are purchasing and empowering you to negotiate a fair price or request repairs before completing your transaction. The report also includes a market valuation and an insurance rebuild cost, which are essential for mortgage providers and buildings insurance purposes.

• Roof structure and covering
• Walls, foundations and damp assessment
• Windows, doors and joinery
• Plumbing and electrical visual inspection
• Floors, ceilings and stairs
• Boundaries and outbuildings

If you are buying in Great and Little Broughton, a RICS Level 2 Survey is particularly valuable given the varied age of the local housing stock. With a significant proportion of properties built before 1945, alongside post-war homes constructed through various building phases, the potential for age-related defects is substantial. Our surveyors regularly identify issues such as deteriorating roof coverings, outdated electrical systems, and damp problems in older properties throughout the village. The detached homes that dominate the local housing market (40.7% of properties) often have more complex roof structures and larger floor areas to inspect, making a thorough survey essential for understanding the true condition of your investment.

The semi-rural nature of Great and Little Broughton means many properties have larger gardens and proximity to trees and vegetation. While this contributes to the area's attractive character, trees planted close to properties can pose a risk to foundations in this clay-rich area. Our surveyors carefully examine the relationship between vegetation and the property, looking for signs of root intrusion or ground movement that may indicate subsidence risk. We also assess the condition of drainage systems, which can be particularly important in older properties where clay pipes may have cracked or become displaced over time.

For buyers using the property as a commuter base, understanding the condition of the property is essential for budgeting purposes. The Level 2 Survey provides you with a clear picture of any maintenance or repair costs you may face in the coming years, allowing you to plan your finances accordingly. Whether you are a first-time buyer purchasing a terraced property or a family moving into a detached home, our detailed report helps you make an informed decision about one of the biggest purchases you will ever make.

Properties in Great and Little Broughton present several common defect patterns that our surveyors are trained to identify. The village's housing stock includes a significant proportion of older properties built before 1945, as well as post-war homes constructed through various building phases. This variety means that damp issues are frequently identified during our surveys, particularly rising damp in properties with solid walls and penetrating damp in areas where pointing or render has deteriorated. Properties built before the 1970s often lack adequate cavity walls, meaning they rely on solid brickwork that can be more susceptible to moisture penetration if the external render or pointing has degraded over time.

Roof condition is another major area of focus during our inspections. Properties over 50 years old often show wear and tear to roof coverings, including damaged or missing tiles, deteriorated lead flashing, and issues with gutters and fascias. The traditional brick construction common throughout the village, often featuring red brick typical of the North East, can also show signs of weathering and mortar erosion that our surveyors document in detail. Our surveyors physically access the roof where safe and practical to do so, providing you with an accurate assessment of the roof's remaining lifespan and any immediate repairs required.

The underlying clay geology in the Great and Little Broughton area creates potential for subsidence and heave issues, particularly where trees are planted near properties or where drainage has been compromised. Our surveyors carefully examine walls, ceilings, and door frames for signs of structural movement, cracking, or uneven settlement that may indicate foundation problems. The Permian and Triassic bedrock underlying the area, combined with superficial glacial till deposits, means that properties in certain locations may be more susceptible to ground movement than others. We specifically look for diagonal cracking around door and window frames, which can be an indicator of foundation movement.

Older properties may have outdated electrical systems and plumbing that do not meet current regulations, which we flag in our reports for further investigation by qualified electricians and plumbers. Properties built before the 1980s may still have old rubber or fabric-covered wiring, inadequate earthing, or consumer units that do not meet modern safety standards. Similarly, lead pipes or galvanised steel plumbing may still be present in the oldest properties. Our visual inspection identifies these concerns so you can arrange for qualified specialists to conduct more detailed investigations before completing your purchase.