RICS Level 2 Survey in Middlesbrough

Our RICS Level 2 Survey provides a thorough visual inspection of all accessible areas of the property. Our inspectors examine the walls, roof, floors, doors, and windows, assessing both the interior and exterior condition. We specifically check for signs of damp, which is a common issue in Middlesbrough's older terraced and semi-detached properties, particularly those built before 1919 in areas like Linthorpe and the town centre where rising damp and penetrating damp can occur due to age or failed damp-proof courses. Many of these older properties were constructed with solid walls that lack the cavity construction found in more modern homes, making them more susceptible to moisture penetration.

The survey includes a comprehensive assessment of the roof structure, including tiles, flashing, felt, and any visible signs of deterioration. Many properties in Middlesbrough feature traditional slate or clay tile roofs that, while durable, can develop issues with slipped tiles, failing pointing, or deteriorated felt over time. Our inspectors also examine the property's electrical and plumbing systems where visible, flagging any outdated wiring or piping that may not meet current regulations, which is particularly relevant for properties built before 1980 when electrical standards were substantially different from today's requirements. We note the consumer unit type, any visible wiring in accessible areas, and the condition of visible pipework.

We assess the condition of doors and windows, checking for proper operation, sealing, and signs of rot or decay in timber frames. Windows in older properties may lack double glazing, contributing to poor thermal performance and higher energy costs. Our survey also includes an evaluation of any outbuildings, garages, and the general condition of the grounds, including boundaries and drainage. We check for any signs of movement in boundary walls, the condition of fences, and assess whether drainage appears to be functioning correctly by looking at guttering, downpipes, and any visible drainage runs.

Additionally, the RICS Level 2 Survey includes an energy performance assessment reference, highlighting the property's current EPC rating and any recommendations for improving energy efficiency. This is particularly valuable in Middlesbrough where many older properties have poor thermal performance, and understanding potential upgrade costs can be a significant factor in your overall purchase budget.

• Visual inspection of all accessible areas
• Damp and moisture assessment
• Roof and chimney condition
• Electrical and plumbing visible elements
• Windows, doors, and joinery
• Walls, foundations, and floors
• Outbuildings and grounds
• Energy performance reference

Middlesbrough's housing stock presents several common issues that our surveyors frequently identify during inspections. Damp problems are particularly prevalent in the town's older terraced and semi-detached properties, which make up over 73% of the local housing mix when combining terraced and semi-detached figures. Rising damp occurs when moisture from the ground rises through brickwork, often due to a missing or failed damp-proof course. Penetrating damp results from water entering through defective roof coverings, damaged pointing, or missing mortar between bricks. Condensation is also common, particularly in properties with inadequate ventilation and modern double glazing that traps moisture inside, creating ideal conditions for black mould growth on walls and windowsills.

Roof conditions require careful assessment across Middlesbrough's varied property types. Victorian and Edwardian properties often feature slate roofs that, while attractive and durable, can suffer from cracked or slipped tiles, deteriorated lead flashing, and failing mortar on ridge tiles. Properties from the mid-20th century may have concrete tiles that can become porous over time, allowing water penetration. Our inspectors examine both the external roof covering and the internal roof space where accessible, looking for signs of water staining, timber decay, and inadequate insulation. Many older properties in areas like Linthorpe and Marton West have insulation levels well below current standards, which our report will flag.

Subsidence is a consideration in parts of Middlesbrough due to the local geology. The Tees Valley area features clay-rich soils that can shrink and swell with moisture changes, potentially affecting foundations, particularly where trees are planted close to properties. While not as prevalent as in some other UK regions, our surveyors remain vigilant for signs of structural movement, including cracking to walls, doors that stick, or uneven floors that may indicate underlying ground instability. Properties in the TS7 and TS8 postcode areas may be more susceptible given the underlying clay deposits.

Electrical and plumbing systems in properties built before current regulations often require upgrading. Original wiring from the 1960s and 1970s may not cope with modern electrical demands and could pose fire risks. Similarly, lead or galvanised steel plumbing found in older properties is prone to corrosion and reduced water pressure. Our survey identifies these visible issues and recommends further investigation by qualified electricians and plumbers where necessary. We also check the condition of the consumer unit, looking for modern RCBO protection rather than older fuse box styles.

Understanding the construction methods used in Middlesbrough properties helps our surveyors target their inspections effectively. The majority of residential properties in the area are constructed using traditional brick cavity wall construction, which became standard from the early 20th century onwards. Properties built before this period, particularly the Victorian and Edwardian terraces found in abundance in Linthorpe and the town centre, typically feature solid wall construction with load-bearing brickwork. These solid walls are more prone to damp penetration and have poorer thermal performance compared to modern cavity wall constructions.

Roofing construction varies significantly across the town. Older properties typically feature traditional cut timber roof structures with slate or clay tile coverings, while post-war properties often use pre-formed trussed rafter roofs with concrete tiles. Many mid-century semi-detached properties were built with concrete tile roofs that have now reached the end of their expected lifespan. Our surveyors understand these construction types and know exactly what to look for when assessing the condition of each roof structure. We also check the adequacy of roof insulation, which is often inadequate in properties built before current building regulations were introduced.

The local geology also plays a role in property condition. Middlesbrough sits on glacial deposits overlaying older sedimentary rocks, with clay-rich soils prevalent in many areas. This clay soil can expand and contract with moisture changes, potentially causing foundation movement in properties with shallow foundations. Our surveyors are trained to identify the signs of this type of movement, including diagonal cracking patterns, doors that bind, and windows that no longer open and close smoothly. Properties with large trees planted close to the building are of particular concern.