RICS Level 2 Survey in Nafferton

A RICS Level 2 Survey provides a comprehensive visual inspection of the property's condition, covering all major building elements from the roof down to the foundations. Our chartered surveyors examine the walls, ceilings, floors, doors, and windows, as well as the roof structure, chimneys, and rainwater goods. The survey also includes an assessment of the property's services such as plumbing, electrical wiring, and heating systems, giving you a complete picture of the overall condition. Each element is rated for its condition, with clear traffic-light indicators showing where immediate attention is needed versus areas that are in satisfactory condition.

Nafferton's housing stock presents particular considerations that our surveyors understand intimately. With 40.5% of properties being detached homes and 30.6% semi-detached, the village features a mix of property types from different eras. Properties built before 1980 account for 66.3% of the housing stock, meaning a significant proportion of homes in this area will benefit from the detailed assessment a Level 2 survey provides. The age distribution shows 15.3% of properties were built pre-1919, 12.1% between 1919-1945, 38.9% from 1945-1980, and 33.7% post-1980. Older properties often require more thorough inspection due to potential hidden defects.

The construction materials used in Nafferton properties are predominantly brick with tiled roofs, though you will also find rendered properties and some stone-built structures particularly in the older, more characterful homes around the conservation area. Our surveyors are familiar with these local building methods and can identify issues commonly associated with each construction type. Properties in the village centre and around Main Street, which falls within the designated Conservation Area, may have unique characteristics requiring specialist attention.

The survey also includes an evaluation of the property's energy efficiency, with an Energy Performance Certificate (EPC) recommendation report included as standard. This helps buyers understand the property's environmental impact and potential running costs. For properties in Nafferton with older heating systems, this assessment can be particularly valuable in identifying opportunities for improvement.

• Roof structure and covering condition
• Walls, floors, and ceilings
• Damp and timber condition assessment
• Electrical and plumbing services
• Windows and doors
• Boundaries and outside areas

Properties in Nafferton face several area-specific risks that our surveyors thoroughly assess during every inspection. The local geology presents a moderate to high shrink-swell risk due to the clay soils that underlie much of the village. These clay deposits, sitting atop chalk bedrock, can expand and contract with moisture changes, potentially causing foundation movement and cracking in buildings. Our surveyors carefully examine walls, floors, and door frames for signs of subsidence or heave that might indicate foundation issues related to the underlying clay. Properties in areas like Cross Hill and Mill Lane are particularly worth scrutinising for these issues.

Flood risk is another important consideration for properties in Nafferton. The village has areas with a risk of surface water flooding, particularly around the village centre and low-lying areas. Nafferton Beck, a local watercourse, poses a fluvial flood risk to properties in close proximity to its banks. Our surveyors note the flood risk to each property and assess any existing flood mitigation measures. Properties that have been affected by flooding may show signs of damp, plaster damage, or electrical issues that require attention. We have seen properties near the beck that have required substantial drying-out work following flood events.

Given that Nafferton sits within a Conservation Area encompassing the historic core around Main Street and the church, properties in this area may have additional considerations. Several buildings in the village are listed, including St Laurence's Church and various historic houses and farm buildings. While a Level 2 survey is suitable for most properties, listed buildings or those requiring significant renovation may benefit from the more detailed RICS Level 3 Building Survey. Our team can advise you on which survey level is most appropriate for your specific property. Properties in the conservation area may also have restrictions on alterations that buyers should be aware of before purchasing.

• Foundation movement from clay soil shrink-swell
• Surface water and fluvial flooding from Nafferton Beck
• Damp issues in older solid-wall properties
• Roof defects including slipped tiles and failing felt
• Structural cracking from ground movement
• Electrical safety in older properties

Our experience surveying properties throughout Nafferton has identified several recurring issues that buyers should be aware of. Damp problems are particularly common in the older properties, especially those built with solid walls that lack modern damp-proof courses. Rising damp, penetrating damp, and condensation can all affect properties in this area, particularly those constructed before the 1970s when building regulations did not require the same damp-proofing standards. Our surveyors use their expertise to identify the type and cause of any damp present and advise on appropriate remediation. Properties on Driffield Road and Back Lane seem particularly prone to these issues.

Roof defects are another frequent finding in Nafferton surveys. Properties of all ages can suffer from issues such as slipped or broken tiles, decaying timber in roof trusses, and failing felt under the tiles. These problems can lead to water ingress and damage to internal decorations and structural elements. Our surveyors inspect roofs where accessible, noting any defects and recommending appropriate repairs or further investigation by a roofing specialist. Many properties in the village have roofs that are approaching or have exceeded their expected lifespan.

Properties built on the clay soils in Nafferton can experience movement related to shrink-swell. This can manifest as cracking in walls, doors and windows that stick or do not close properly, and uneven floors. While some minor movement is common in properties of any age, significant or progressive cracking should be investigated further. Our surveyors assess the nature and extent of any cracking and can recommend whether a structural engineer or geotechnical specialist should be consulted. We have seen several properties in the village that have required underpinning or other structural works due to foundation movement.

Electrical safety is a concern in older properties, particularly those that have not been updated in recent years. Outdated electrical systems, visible wiring, and consumer units that do not meet current regulations can pose a fire risk. Our survey includes a visual inspection of the electrical installation, noting any obvious deficiencies or safety concerns. We recommend that a qualified electrician conducts a full Electrical Installation Condition Report (EICR) for properties with older electrics. This is particularly important for the pre-war properties scattered throughout the village.