RICS Level 2 Survey in HU20

The RICS Level 2 HomeBuyer Report is the standard residential building survey for properties in reasonable condition. It is produced to the Royal Institution of Chartered Surveyors' Home Survey Standard, which sets out exactly what the surveyor must inspect, how they must record their findings, and how the report must be structured. This standardisation means that every Level 2 report follows the same format and uses the same condition rating system, making it straightforward to understand.

Condition ratings run from one to three. One means no repair is currently needed. Two means defects that need attention but are not urgent. A rating of three means significant defects requiring prompt attention or further specialist investigation. This three-tier system makes it immediately clear which findings are routine and which require action before you commit to the purchase.

The Level 2 is a visual inspection of accessible areas - surveyors do not lift carpets, move furniture, or open up wall cavities. Where there is a loft hatch, our surveyors enter and inspect the roof space. Where there are cellars, they inspect those too. The inspection is thorough within the scope of what is accessible and visible on the day.

• Condition ratings for all main structural and fabric elements
• Roof coverings, chimneys, valley gutters, and flat roof sections
• External walls, pointing, windows, and external joinery
• Damp assessment using a calibrated moisture meter throughout
• Internal walls, ceilings, and floors inspected in every room
• Loft structure, insulation, and signs of water ingress
• Drainage, outbuildings, garages, and garden structures
• Risks section covering legal, environmental, and structural matters

Properties in Skidby, Little Weighton, and the outlying areas of HU20 tend to be older rural and village homes that have been extended, modified, or updated over the decades. These properties carry specific characteristics that our surveyors look for during inspection.

Roof coverings are among the most common sources of condition rating two or three findings. Many older properties in the HU20 villages have concrete interlocking tiles from the 1970s and 1980s that are now at or near the end of their working life. Others have clay pantile coverings more characteristic of East Yorkshire, which can suffer from mechanical damage or frost spalling on the individual tiles. Our surveyors inspect roof coverings from ground level using binoculars and, where a safe loft access is available, also inspect the roof structure from below.

Damp is routinely checked throughout every property. Solid-wall properties - common in older village homes - can show damp patterns that are normal for their construction type, while cavity-wall properties built from the 1960s onwards may show signs of failed or contaminated cavity wall insulation if installed at some point. Our surveyors distinguish between these different causes and explain what each means for the property.

Extensions are common on HU20 properties where homeowners have expanded older homes over time. Single-storey rear extensions, garage conversions, and loft conversions all require assessment as part of the survey. We check the structural adequacy of extensions, their damp-proofing, and whether they appear to have been constructed to an adequate standard. Poor-quality extensions are a frequent source of condition rating three findings.

• Roof tiles: concrete interlocking and clay pantiles both need periodic inspection
• Pointing: lime mortar joints in older walls deteriorate with age and require repointing
• Extensions: quality of construction and structural connections to the main building
• Windows: condition of frames, failed glazing units, and drainage from sill levels
• Damp at ground floor: sub-floor ventilation and damp-proof course condition
• Chimney stacks: pointing, flashings, and structural stability of disused stacks
• Outbuildings: garages and garden structures included in the scope
• Drainage: gullies, inspection chambers, and visible drainage runs

HU20 property prices have risen sharply, with the 25% year-on-year increase meaning many buyers are making significant offers in a competitive market. In this environment, a RICS survey report that identifies defects becomes a powerful tool for ensuring you are not overpaying for a property with maintenance liabilities the seller did not disclose.

If our survey identifies condition rating three items, you have several courses of action. You can ask your solicitor to write formally to the seller requesting a price reduction equivalent to the estimated repair cost. You can ask the seller to address the defect before exchange, with evidence of completion provided by a qualified contractor. You can also proceed at the current price having factored the repair cost into your budget - the key point is that you are making an informed decision.

Getting repair quotes from contractors before you exchange can strengthen your negotiating position. If you have written quotes from two qualified contractors for a roof repair, say, at £8,000 to £12,000, that is a credible and documented basis for requesting a corresponding price reduction. Our surveyors can advise on the type of contractor you would need to approach for specific defect types.

Not all survey findings result in renegotiation. Many condition rating two items are normal maintenance that any property of a certain age will carry. Repointing isolated sections of brickwork, resealing windows, or replacing an aging but still functional boiler are typical examples. These are costs to plan for over the medium term rather than reasons to renegotiate the purchase price. Our report helps you distinguish between the significant and the routine.