RICS Level 2 Survey Hedon - From £400

The RICS Level 2 Survey provides a thorough inspection of the property's accessible areas, assessing the overall condition and highlighting any defects that exist. Our surveyors examine the walls, roof, floors, doors, windows, bathrooms, and kitchen, documenting their findings in a clear traffic-light rating system. Green indicates no issues requiring attention, amber flags issues that need reporting but are not urgent, and red identifies serious defects that require immediate specialist attention. This systematic approach helps you quickly understand which problems need immediate action and which can be monitored over time.

In Hedon, where a significant proportion of properties predate 1980, our inspectors frequently encounter issues common to older housing stock. These include damp problems arising from failed damp proof courses, deteriorating roof conditions with worn tiles or perished felt, outdated electrical wiring that may not meet current regulations, and plumbing systems approaching the end of their useful life. The survey also checks for signs of subsidence or heave, particularly relevant given the clay geology underlying much of the East Riding. Many properties in Hedon feature solid wall construction rather than modern cavity walls, which requires different assessment methods for thermal efficiency and damp resistance.

The historic core of Hedon, falling within the designated Conservation Area, contains numerous period properties requiring particular attention during inspection. Properties built before 1919 may have solid walls rather than cavity walls, different foundation depths, and older construction materials that require specialist knowledge to assess accurately. Our surveyors understand these traditional construction methods and can identify issues specific to older buildings, such as rotting timber frames, inadequate ventilation leading to condensation, and outdated services that need updating to meet modern standards. The final report includes clear advice on what you should do before exchanging contracts, such as requesting repairs from the seller or adjusting your offer to account for remediation costs.

• Roof structure and covering
• Wall condition and damp assessment
• Floor and joist inspection
• Window and door operation
• Electrical and plumbing basics
• Drainage and gutters
• Signs of subsidence or movement
• Insulation and energy efficiency

Hedon's location on the East Riding means properties face several distinct challenges that our surveyors are trained to identify. The superficial deposits of till (boulder clay) that overlay the solid chalk geology create moderate to high shrink-swell risk. When clay soils dry out during summer months or when trees draw moisture from the ground, foundations can shift, leading to subsidence. Conversely, during wet periods, the clay expands and can cause heave. Our surveyors examine walls, ceilings, and door frames for signs of this movement, including diagonal cracking near windows and doors that stick or do not close properly.

Flood risk affects several areas of Hedon, particularly properties near watercourses or in low-lying sections of the town. The Humber Estuary influences water levels, and surface water flooding can occur during heavy rainfall due to the relatively flat topography. Our inspection includes assessment of flood resilience measures, the condition of boundary walls and fences that might be affected by water, and any existing flood defence systems. We note whether properties have been previously flooded and what remediation work has been carried out. Properties in areas identified as having flood risk will receive detailed assessments of damp proof courses, floor levels, and any existing waterproofing measures.

Hedon's housing stock predominantly features traditional brick construction, with many properties built using the red brick typical of the East Riding of Yorkshire. Older properties may have solid external walls without cavity insulation, which affects both thermal performance and moisture management. Roofs typically use timber rafters with slate or tile coverings, and our inspectors assess the condition of these elements carefully, looking for slipped tiles, perished felt underlays, and any signs of timber decay or pest infestation. Windows and doors in period properties may be original single-glazed units that would benefit from upgrading, and the survey will note these as recommendations for improvement.