RICS Level 2 Survey in HU18

Our RICS Level 2 surveys in HU18 cover all visually accessible parts of the property, from the roof structure and chimney stacks to the foundations, drainage, walls, floors and internal services. We carry out a systematic inspection following RICS methodology, recording the condition of each element and rating it against a three-tier scale. Every rating in the report is supported by a clear explanation of what was found and what the potential consequences are if the issue is left unaddressed.

For HU18 properties, we pay particular attention to elements that are commonly affected by local conditions. Roof coverings and guttering on Victorian-era properties often show significant deterioration. Chimney stacks, which are a feature of many older Hornsea homes, can suffer from mortar decay, loose or missing flashings and cracked pots. Ground floor timbers in properties with sub-floor voids are regularly checked for signs of wet rot, dry rot and inadequate ventilation - all of which are common in the older housing stock of this area.

The survey report also includes commentary on the general location and environmental factors relevant to the property. This includes information about flood risk, proximity to the coast, and any signs of ground movement observed during the inspection. For properties within the Hornsea Conservation Area or those that are listed, we note any elements of the building that may require consent before alterations are carried out - important information for buyers who plan to make changes after purchase.

• Roof coverings, chimney stacks and guttering
• External walls, pointing and render
• Windows, doors and external joinery
• Internal walls, ceilings and floors
• Roof space (where accessible)
• Sub-floor void (where accessible)
• Damp and condensation indicators
• Drainage and plumbing
• Electrical supply and consumer unit condition
• Gas installation condition indicators

Hornsea's Conservation Area was first established in 1969 and extended in 1976, covering the historic core of the town including Market Place, Hall Garth Park and the large Victorian houses around the former railway station on Grosvenor Road. Within and around this area, there are 29 listed buildings and structures - ranging from the medieval St Nicholas Church to Bettison's Folly (built 1844) and the 1864 railway station built in red brick with sandstone dressings. For buyers within or near these areas, our surveyors can identify elements of the property that fall under statutory protection.

Listed buildings require listed building consent for most alterations, including work that would be permitted development on an unlisted property. This means that buyers need to understand clearly what they are purchasing and what obligations come with it. Our Level 2 survey report for listed or Conservation Area properties includes specific observations on the condition of original materials and features. Where we identify defects in these elements, we explain the likely approach to repair and flag whether specialist conservation expertise may be needed for remediation works.

Many of Hornsea's older buildings use cobble construction - large rounded stones used as primary walling material, sometimes combined with brick. Cobble walling presents distinct challenges: it is permeable to moisture, cannot easily accommodate a damp-proof course, and may require specialist lime-based mortars for any pointing or repair work. Our surveyors note the construction type and flag any conditions specific to these materials, so buyers understand what maintenance the property is likely to require over time.

Our chartered surveyors carry out Level 2 surveys in HU18 on weekdays, and the inspection typically takes two to three hours depending on property size and accessibility. You do not need to be present during the inspection, though you are welcome to attend if you wish to ask questions. The surveyor conducts a systematic visual inspection of all accessible parts of the property, recording findings against each element of the RICS methodology.

After the inspection, our surveyors compile the report using findings gathered on site, cross-referencing against local knowledge of typical issues for HU18 properties. The completed report is delivered electronically, typically within five working days of the inspection. The report includes condition ratings for all major elements, a summary of the most significant issues found, and advice on any areas where further specialist investigation is recommended before exchange of contracts.

Reports are written to be read and understood by non-specialists. We avoid technical jargon where possible, and where technical terms are unavoidable, we provide clear explanations. If you have questions about your report after receiving it, our surveyors are available to discuss the findings by phone or email. We believe a survey is only useful if the buyer understands what it is telling them - and our surveyors take time to ensure clarity throughout.