RICS Level 2 Survey in HU14

A RICS Level 2 survey - also called a HomeBuyer Report - is the standard survey for conventional residential properties in good to reasonable condition. It follows the Royal Institution of Chartered Surveyors (RICS) Home Survey Standard, which means every surveyor uses the same reporting format and condition rating system.

Our surveyors inspect the property following a systematic checklist that covers all the main elements of the building. Each element receives a condition rating on a scale of one to three, where one means no repair is currently needed, two means defects that need attention but are not urgent, and three means significant defects requiring urgent attention or investigation.

The Level 2 survey is a visual inspection. This means our surveyor checks what is accessible and visible on the day of the inspection - they do not lift fitted carpets, move heavy furniture, or open up areas of the structure. The inspection typically takes two to four hours on site, depending on the size and complexity of the property.

Level 2 surveys are suitable for most properties in HU14 built after 1900 that are in a reasonable state of repair. If you are buying an older property, a property with known structural issues, or a non-standard construction building, we may recommend a Level 3 Building Survey instead. Our surveyors assess each property individually and will advise you on the right level of inspection.

• Condition ratings for all main structural elements
• Assessment of roof coverings, chimneys, and guttering
• Damp investigation using a calibrated moisture meter
• Inspection of windows, doors, and external joinery
• Assessment of internal walls, ceilings, and floors
• Drainage checks and inspection of outbuildings
• Commentary on the local market and property type
• Risks section covering legal, environmental, and structural matters

HU14 property prices have risen 11% year-on-year according to Rightmove, with overall averages sitting at £389,116. At these price levels, the cost of a RICS Level 2 survey is a small fraction of your purchase price - typically less than 0.2% of the property value. Yet the survey protects you from buying into problems that could cost tens of thousands of pounds to address.

Detached properties make up over half the HU14 market. Many of these were built in the mid to late twentieth century and will now be approaching or past fifty years of age. Properties of this age commonly show issues with original roof coverings approaching the end of their service life, dated single-glazed windows, original electrical installations that no longer meet current standards, and localised damp problems. None of these are necessarily deal-breakers, but you need to know about them before you exchange contracts.

North Ferriby and Swanland are popular with buyers upgrading from smaller properties, often for the first time buying a detached family home. Many of these buyers have not previously encountered the kind of maintenance issues that older detached properties can present. Our survey report explains what we found in straightforward terms, giving you a clear basis for discussing the findings with your solicitor and the seller.

Even properties that look well-presented can have underlying issues. Fresh paintwork can conceal damp. Newly laid carpet can hide floor problems. We check beneath and beyond the cosmetic finish to give you a factual assessment of the property's structural condition and maintenance requirements.

With detached properties forming over half of the HU14 housing market and the area commanding above-average prices for the East Yorkshire region, buyers are often investing in larger, older homes. Properties built in the 1960s through 1980s make up a significant portion of the North Ferriby and Swanland stock, and these homes have specific characteristics that our surveyors know to look for.

Roofs on properties from this era often feature concrete interlocking tiles that can become porous or suffer from mechanical damage over time. Our surveyors check for broken, slipped, and porous tiles, inspect valley gutters and parapet walls where present, and report on the condition of chimney stacks and their flashings. A roof that is approaching the end of its serviceable life will be clearly flagged with a condition rating three where replacement is likely to be required.

Cavity wall construction became standard in the mid-twentieth century, and many HU14 properties will have had cavity wall insulation installed at some point. Where cavity wall insulation is present, our surveyors note this and advise on any potential concerns, as poorly installed or degraded insulation can contribute to damp problems. We check for signs of damp on internal wall faces using a moisture meter and visual assessment.

Extensions and outbuildings are common on the larger plots found in Swanland and North Ferriby. Our surveyors inspect any outbuildings, garages, and extensions as part of the survey, assessing their condition and noting any issues with their construction or maintenance. We also note where extensions may have been built without reference to standard construction practice, as this can affect the soundness of the structure.

• Roof condition: tile condition, felt, insulation, and loft structure
• Walls: external masonry, pointing, and cavity condition
• Damp: rising damp, penetrating damp, and condensation assessed separately
• Windows and doors: condition of frames, glazing seals, and drainage
• Floors: solid and suspended floors checked for deflection and damp
• Services: visible plumbing, electrics, and heating noted (not tested)
• Grounds: paths, drives, retaining walls, and boundary structures
• Extensions and outbuildings: structural integrity and maintenance

One of the most practical uses of a RICS Level 2 survey is as a negotiating tool. If our survey identifies defects that you were not aware of when you made your offer, you may have grounds to renegotiate the purchase price or ask the seller to carry out remedial works before exchange. In HU14, where property prices have risen significantly in recent years and sellers may be reluctant to reduce their asking price, having written evidence from a qualified RICS surveyor gives your negotiation a professional basis.

We recommend sharing relevant sections of the survey with your solicitor, who can advise on how best to use the findings in your negotiation. Some solicitors will write formally to the seller's solicitor noting the defects and requesting a price adjustment. Others may advise that the defects fall within the normal range for a property of this age and type. Either way, you will have made your purchasing decision based on facts rather than guesswork.

Not every survey finding leads to a renegotiation. Many condition rating two items are normal maintenance items that any property of a certain age will carry - they are things to attend to over time rather than urgent safety issues. Our surveyors give context to their ratings, helping you understand which findings are significant and which are routine. The goal is not to give you a reason to pull out of a purchase, but to ensure you go in with your eyes open.