RICS Level 2 Survey in Hope, County Durham

Our inspectors examine all accessible areas of the property, including the roof space where safe and accessible, the basement or underfloor voids, and the exterior walls. We assess the condition of the building's structure, looking for signs of movement, decay, or deterioration that could indicate serious problems. The survey includes a thorough evaluation of the roof covering, chimney stacks, rainwater goods, walls, windows, doors, and internal joinery. In the Hope area, where we frequently encounter properties dating back to the Victorian and Edwardian periods, our surveyors pay particular attention to the condition of older roof coverings, many of which feature traditional slate or clay tiles that can deteriorate over decades of exposure to North East weather patterns.

We also check the condition of key building services such as the electrical installation, plumbing and drainage, and heating systems. While we do not test these systems extensively, we visually inspect them for obvious defects, safety hazards, or items that appear not to meet current regulations. Our report will highlight any areas where further investigation by a specialist contractor is recommended. This is particularly important in County Durham, where many properties have electrical installations that date from the mid-20th century and may not comply with current Part P building regulations.

The RICS Level 2 format includes a clear condition rating system ranging from one to three, with three indicating serious defects requiring urgent attention. This system helps you quickly identify the most critical issues affecting the property. We also provide market value advice and an insurance rebuild cost, which can be useful for buildings insurance purposes. Given the recent 7.7% increase in property values across County Durham, having an accurate rebuild cost is increasingly important to ensure your insurance coverage adequately protects your investment.

The survey also includes observations on the property's thermal efficiency and insulation, which is particularly relevant for older properties in the Hope area that may have been constructed before modern energy efficiency standards were introduced. Our surveyors will note any obvious defects in insulation, draughtproofing, or double glazing that could affect the property's energy performance and lead to higher ongoing heating costs.

The housing market in County Durham has shown strong growth, with property prices increasing by 7.7% over the past year. However, buying a property without a professional survey can be a costly mistake, especially in an area with such diverse property types. Whether you are purchasing a modern new build in one of the newer developments around the Hope area or a traditional terraced house on a street like Hope Street in nearby Crook, where recent sales have ranged from £68,000 to £90,000, a RICS Level 2 Survey provides essential protection for your investment.

Properties in this region face specific challenges that our surveyors are trained to identify. The local geology, which includes areas with significant clay deposits, can cause foundation movement through shrink-swell processes, particularly during periods of drought or when trees are planted near properties. Our inspectors carefully examine walls, floors, and door frames for signs of such movement, including cracking, uneven surfaces, and sticking doors or windows that can indicate subsidence or heave issues.

Additionally, the legacy of coal mining in County Durham means that properties in former mining areas may be at risk of ground instability. While a visual survey can identify signs of movement, we recommend that buyers in the Hope area and surrounding villages request a mining search (Con29M) as part of their conveyancing process. This separate legal search can reveal historical mining activity beneath the property that may not be visible during our inspection but could have significant implications for the property's long-term stability.

The predominant housing stock in County Durham reflects the region's industrial heritage, with terraced properties accounting for 40.5% of all sales and semi-detached homes representing 32.3%. Understanding the specific construction methods used in these properties, from solid wall construction to traditional brickwork and stone facades, requires local knowledge that our surveyors bring to every inspection.

Properties in County Durham often feature traditional construction methods that can present specific challenges. Many homes in the region are constructed from local brick or stone, with solid walls rather than modern cavity wall construction. These solid wall properties can be more susceptible to damp penetration, particularly if they lack adequate ventilation or have been incorrectly insulated in the past. Our inspectors are trained to identify the signs of damp and to distinguish between rising damp, penetrating damp, and condensation, which each require different remediation approaches.

The local geology in parts of County Durham includes clay deposits that can cause shrink-swell movement in foundations, particularly during periods of drought or when trees are planted near the property. This ground movement can lead to subsidence or heave, which manifests as cracks in walls, sticking doors or windows, and uneven floors. Our surveyors will carefully examine the property for these signs and recommend appropriate action if concerns are identified. The western parts of County Durham, with their Carboniferous geology including sandstones and shales, can present different challenges from the Permian rocks and Magnesian Limestone found in eastern areas.

Many properties in the Hope area and surrounding villages date from the Victorian or Edwardian periods, meaning they are likely to be over 100 years old. These older homes often have original features that require specialist knowledge to assess correctly. Roofs on older properties may have slate or clay tile coverings that can be damaged or deteriorated, while chimneys often show signs of weathering or structural movement. Electrical wiring in properties of this age is likely to be outdated and may not meet current safety standards, which is why we always recommend a qualified electrician inspect the installation before completion.

Given that terraced properties account for 40.5% of sales in County Durham, our surveyors frequently inspect this property type. Terraced houses often share structural elements with their neighbours, which means issues affecting one property can sometimes impact another. We examine boundary walls, shared drainage, and the condition of adjacent structures to ensure our clients have a complete picture of their potential investment. Flats, which represent 4.2% of sales in the region, present their own considerations, particularly regarding the condition of shared elements and the building's overall management.

• Rising damp in solid wall properties
• Deteriorated roof tiles and flashings
• Subsidence from clay shrink-swell
• Outdated electrical wiring
• Timber decay in floor structures
• Chimney movement and deterioration