RICS Level 2 Survey in Moulton, North Yorkshire

Moulton's status as a Conservation Area means many properties here date back centuries, with significant numbers built between the 17th and 19th centuries. The village contains Moulton Hall, a Grade I listed building, and St Mary's Church, which holds Grade II* listing, alongside numerous Grade II listed cottages and farmhouses. This heritage stock presents specific challenges that a RICS Level 2 Survey addresses comprehensively.

The predominant construction materials in Moulton include local sandstone and traditional brick, often built with lime mortar rather than modern cement. These traditional methods require an experienced eye to assess properly, as issues that might be straightforward in newer properties become more complex when dealing with solid walls, older timber elements, and period features that form part of the building's character. Our surveyors understand how these materials behave in our local climate and what constitutes acceptable condition versus emerging defects.

Given that Moulton has a very high proportion of properties over 50 years old, with many dating back 100 years or more, a RICS Level 2 Survey is particularly valuable for this housing stock. Older properties frequently have hidden defects that only become apparent through careful inspection by an experienced surveyor who knows what to look for in traditional construction.

Our inspectors check for common defects found in Moulton's older housing stock, including rising damp in solid wall constructions, deterioration of slate and clay roof tiles, and timber defects such as wet rot and woodworm that frequently affect older properties. We also assess the condition of chimney stacks, which are a common feature of period properties but often require significant maintenance.

• Damp and condensation issues
• Roof and slate deterioration
• Timber rot and woodworm
• Structural movement and subsidence
• Outdated electrical and plumbing
• Chimney and flashing defects

Properties in Moulton predominantly feature traditional solid wall construction, built with either local sandstone or traditional brick laid in lime mortar. Unlike modern cavity walls, solid walls have no gap between the inner and outer leaves, which means they respond differently to moisture and temperature changes. Our surveyors are trained to assess these traditional construction methods and identify issues that might not be apparent to those used to inspecting newer properties.

The roofing on most older properties in Moulton consists of slate or clay tiles laid on timber rafters, with traditional lime-based haired mortar often used in the pointing and bedding. These roofs frequently have valleys formed by swept hip construction, which can be prone to leaking if the lead flashings deteriorate. Our inspection includes careful assessment of the roof covering, flashings, and any visible signs of water penetration into the roof space.

Many properties in Moulton have been extended over the years with various types of additions, from traditional stone extensions to more modern brick or render-clad extensions. These extensions often have different construction methods from the original building, and the junctions between old and new work can be areas where defects develop. We pay particular attention to these areas during our inspection.

The foundations of older properties in Moulton are typically shallow compared to modern standards, often just laid on the natural ground without deep footings. Combined with the local geology that includes clay-rich glacial till, this can lead to some ground movement during periods of dry weather, which may manifest as minor cracking in walls. Our surveyors assess whether any movement is active and whether it requires further investigation.

The geology around Moulton includes a mix of sandstone and limestone bedrock with superficial deposits of glacial till, also known as boulder clay. This clay-rich soil presents a moderate to high shrink-swell risk, meaning properties may experience ground movement during periods of extreme wet or dry weather. Our surveyors check for signs of subsidence or structural movement that could relate to these ground conditions.

Moulton sits near the River Swale, and properties in areas immediately adjacent to the river and its tributaries may be at risk of fluvial flooding. Surface water flooding can also affect areas with poor drainage during heavy rainfall. Our inspectors note any evidence of past flooding or water damage and provide appropriate advice in the survey report.

Given the age of much of the housing stock in Moulton, we also assess outdated services including plumbing, electrical systems, and heating. Many properties will have systems that do not meet current regulations, and our report highlights where upgrades may be necessary for safety and compliance. This is particularly important for older properties that may still have original wiring or lead plumbing.

Properties built before 2000 may contain asbestos in various forms, including asbestos cement roofing, pipe insulation, or floor tiles. Our surveyors will note any suspected asbestos-containing materials and recommend further investigation by a licensed asbestos surveyor before any renovation or demolition works are carried out.

• Shrink-swell clay soil risk
• River Swale flood risk
• Surface water flooding
• Outdated electrical systems
• Old plumbing and heating
• Asbestos in older properties