RICS Level 2 Survey in Kellington

Kellington's position on the banks of the River Aire creates specific considerations for buyers. Approximately 60% of the settlement falls within Flood Zone 3a, classified as high risk. Our surveyors specifically assess flood resilience measures, drainage systems, and any signs of previous water damage or damp penetration. Properties in low-lying areas near Marigold Terrace and Ings Lane require particular attention to understand how the property has been affected by historical flooding events, including the significant floods in 2000 that led to the creation of Beal Carrs just inside the village boundary.

The village's mining heritage also influences property conditions. Many homes were constructed to accommodate workers from Kellingley Colliery, which operated from 1965 until its closure in 2015. These properties, alongside traditional country cottages built with local magnesian limestone, form a varied housing stock where our inspectors look for signs of structural movement, subsidence, or mining-related ground instability. The combination of clay-rich soils in flood risk areas and the potential for shrink-swell movement makes professional surveys particularly valuable in this location.

Our Level 2 surveys cover all conventional properties built after 1890, which includes the majority of Kellington's housing stock. The inspection examines walls, roofs, floors, doors, windows, and fixed installations. We identify defects that could affect the property's value or require future maintenance, providing clear ratings for each issue discovered. For properties in this area, our surveyors pay particular attention to roofing condition, damp penetration in older stone constructions, and the condition of drainage systems near the river.

• Roof structure and covering condition
• Damp and moisture assessment
• Drainage and guttering systems
• Electrical condition overview
• Window and door condition
• Floor structure and joists
• Wall structure and cracks
• Flood risk and damp proofing

The village features a distinctive mix of building materials reflecting its long history and modern growth. Traditional properties use magnesian limestone, the same material seen in the Grade I listed Church of St Edmund, while post-war housing typically features brick construction. Modern estates use contemporary building methods. Our surveyors understand how these different materials perform in the local environment, particularly regarding moisture resistance and durability. The limestone used in historic buildings, while beautiful, requires ongoing maintenance to prevent mortar deterioration and stone erosion that can occur in this damp river location.

Magnesian limestone buildings, while historically significant, can suffer from mortar deterioration and stone erosion over time. Properties near the river face additional challenges from humidity and occasional flooding. The council housing built during the mining era, while structurally sound, often requires assessment for outdated electrics, original windows, and aging heating systems. Many of these properties built for Kellingley Colliery workers in the 1960s and 1970s are now reaching an age where systems like wiring and plumbing may need attention.

Kellington's proximity to the former Eggborough Power Station, now demolished, means some properties may have been built on reclaimed land. Our surveyors are experienced in identifying potential issues arising from past industrial use, including ground stability concerns and any residual contamination that might affect foundations or underground services. We also assess properties near the former colliery site, which is earmarked for commercial redevelopment, to ensure no residual mining-related issues affect the property.

Your RICS Level 2 report follows a consistent format that makes it easy to understand the property's condition. Each element of the property receives a condition rating: N/A for not applicable, 1 for no issues, 2 for minor defects requiring routine maintenance, 3 for defects requiring attention or repair, and 4 for serious defects requiring urgent specialist attention. This system helps you prioritise work and budget for future maintenance. Our surveyors use this same rating system whether assessing a cottage on Bird Lane or a modern detached home near the flood defences.

The report includes an Executive Summary highlighting the most important findings, followed by detailed sections on each building element. We explain what we found, what this means for you, and recommended actions. For Kellington properties, this typically includes attention to damp in older properties, roof conditions on all property types, and any signs of movement that might relate to the local clay soils and flood risk areas. We specifically flag any concerns related to the property's position within Flood Zone 3a and recommend appropriate next steps.

The report also includes a Market Value and Insurance Rebuild Sum section, which is particularly useful for mortgage applications. For properties in Kellington, our surveyors take into account the local property market data, including recent sales figures and the current state of the market in the village. This helps you understand not just the property's condition, but its value in the current economic climate where prices have seen changes of around 16-18.7% over the past year.