RICS Level 2 Home Survey in Morton Tinmouth

The RICS Level 2 survey is designed for properties in reasonable condition, including traditional houses, bungalows, and flats built with conventional materials. Our surveyor will conduct a thorough visual inspection of all accessible areas of the property, examining the walls, roof, floors, windows, doors, and key fixtures. We check for signs of damp, structural movement, timber defects, and issues with the building's integrity that might not be visible during a casual viewing. Every inspection follows the RICS professional standards to ensure consistency and thoroughness.

In Morton Tinmouth, where many properties are likely to be older farmhouses or traditional rural cottages, our inspectors pay particular attention to common age-related issues. These include deteriorating roof coverings, aging chimneys, and the condition of traditional brick or stonework that may have suffered from decades of weather exposure. Rural properties in this part of County Durham often feature traditional construction methods that differ from modern buildings, so our surveyors know what to look for. The survey includes an assessment of the property's services, though we do not test them - we note their condition and highlight any obvious safety concerns.

We examine both the interior and exterior of the property, including any garages, outbuildings, or boundaries that form part of the sale. Our report uses a traffic light rating system to clearly indicate the condition of each area - red for urgent issues requiring attention, amber for defects that should be investigated, and green for satisfactory condition. This makes it easy for you to prioritise repairs and understand which issues need immediate action. Each section of the report includes clear explanations in plain English, avoiding technical jargon where possible.

For properties in the Morton Tinmouth area, we pay special attention to potential issues arising from the age of the housing stock. Traditional rural properties often have unique construction characteristics that require an experienced eye to assess properly. Our surveyors understand how properties in this area have been built and what common issues to look for, ensuring you get an accurate assessment of the property's condition.

• Visual inspection of all accessible areas
• Assessment of roof, walls, floors, and foundations
• Identification of damp, rot, and timber defects
• Evaluation of windows, doors, and joinery
• Checking of gutters, drainage, and external pipework
• Review of any outbuildings or extensions

Given the rural nature of Morton Tinmouth and the likely age of its housing stock, our surveyors frequently encounter several recurring issues during inspections. Dampness is perhaps the most common problem, manifesting as penetrating damp from failed roof coverings, rising damp due to missing or damaged damp-proof courses, or condensation issues caused by inadequate ventilation in older properties. Properties built with traditional solid walls are particularly susceptible to damp issues, especially where modern adaptations have reduced the building's ability to breathe naturally.

Roof defects are another frequent finding in this area. Slipped or broken tiles, failing lead flashing around chimneys, and deteriorating ridge tiles are all common issues that our surveyors identify. These problems can lead to water ingress and subsequent damage to internal ceilings and walls if left untreated. We also regularly find issues with chimneys, including damaged flaunching, cracked pots, and deteriorating brickwork. Chimneys on older properties often require regular maintenance that may have been neglected over the years.

Structural movement, often evidenced by cracks in walls or ceilings, uneven floors, and doors or windows that stick, is another area we examine carefully. While some movement is common in older properties and may be superficial, our surveyors can identify the type and cause of cracks to determine whether they indicate a serious structural issue or simply age-related settlement. We look for diagonal cracks, stair-step cracks in brickwork, and other patterns that can indicate different types of movement.

Timber defects, including wet rot, dry rot, and wood-boring beetle infestations, are also commonly found in older properties where moisture has had time to affect structural timbers. Our surveyors inspect all accessible timber elements, including floor joists, roof timbers, and window frames. We also check for outdated electrical systems and faulty gutters and drainage, which are common issues in properties that have not been well-maintained. In older rural properties, drainage can be particularly problematic, especially where properties rely on septic tanks or private water supplies rather than mains services.

• Damp and condensation problems
• Roof tile damage and flashing failures
• Structural cracks and movement
• Timber rot and beetle infestations
• Outdated electrical systems
• Faulty gutters and drainage

Your survey report is designed to be clear and easy to understand, even if you have no previous experience with property surveys. We avoid technical jargon where possible and explain any specialist terms in plain English. The report begins with a summary of the property's overall condition, followed by detailed sections covering each area of the building from the roof down to the foundations. Each section is clearly labelled so you can easily find the information you need.

Each section of the report includes a clear traffic light rating - red, amber, or green - so you can instantly see which areas require urgent attention and which are in satisfactory condition. For any red or amber rated items, we provide a detailed explanation of the defect, its potential cause, and our recommendation for further investigation or repair. We also include photographs to help you visualise the issues identified. The report will highlight any safety concerns that should be addressed immediately.

The report also includes an Energy Efficiency section (not to be confused with an EPC) that provides an indication of the property's thermal efficiency based on our visual inspection. This can highlight areas where insulation improvements could be made. We also include a section on legal considerations that you should discuss with your solicitor, including any building regulations approvals or planning permissions that may be relevant. If we identify any potential boundary disputes or issues with shared accesses, we will flag these for your solicitor to investigate further.

For properties in the Morton Tinmouth area, we pay particular attention to the condition of traditional construction elements. This includes assessing the condition of solid brick or stone walls, traditional roof structures, and any historic features that may affect the property's value or require special maintenance. Our reports are comprehensive enough to be used by your solicitor during negotiations and by mortgage lenders as part of their valuation process.