RICS Level 2 Survey in NE16 (Whickham)

Our Level 2 survey provides a thorough visual inspection of all accessible areas of the property. Our chartered surveyor examines the walls, roof, floors, doors, and windows, assessing their current condition and identifying any defects that require attention. We check for signs of damp, structural movement, rot, and insect damage that could affect the property's integrity or your health. In NE16, where many properties sit on clay-rich boulder clay soils, our inspectors pay particular attention to any signs of subsidence or heave that may relate to the underlying geology.

The survey also includes an assessment of the property's services, reviewing the electrical, gas, and plumbing installations where visible. We note any outdated wiring or pipework that may not meet current regulations, which is particularly relevant for the significant number of older properties in the Whickham area that were built before modern standards were introduced. Our report provides clear, jargon-free explanations of any issues found, with colour-coded ratings to help you prioritise repairs.

We inspect the roof structure from both inside and outside where accessible, checking the condition of tiles or slates, flashing, chimneys, and any flat roof areas. Our surveyors examine the gutters and drainage systems, looking for signs of blockages, leaks, or inadequate fall that could lead to water penetration. In properties with older roofs, we often find slipped tiles, deteriorating mortar in ridge lines, or failed felt underlays that can cause significant water damage if not addressed.

Our inspection covers the exterior walls in detail, looking for cracks, movement, weathering, and signs of damp penetration. We assess the pointing condition, especially on older properties with solid wall construction where lime mortar may have deteriorated over time. We also check any attached structures like garages, outbuildings, or boundary walls that form part of the property. The interior inspection covers all major rooms, assessing the condition of walls, ceilings, floors, and built-in joinery.

• Wall condition and structural integrity
• Roof, chimneys, and drainage
• Damp and timber condition assessment
• Electrical and plumbing visible fixtures
• Windows, doors, and joinery
• Insulation and ventilation checking

Properties in NE16 span several decades of building history, each era bringing different construction techniques and common defect patterns. Older properties in Whickham, particularly those built before 1919 in the historic core around Front Street and the Conservation Area, typically feature solid wall construction with either double brick or local stonework. These solid walls were built without cavity gaps, meaning they rely on the external skin and any internal plaster to provide weather resistance. Over time, the pointing between bricks can deteriorate, allowing water penetration, and the lack of a damp-proof course means rising damp is a frequent finding in these older properties.

Mid-century properties built between 1945 and 1980 make up a significant proportion of the housing stock in NE16. These homes typically feature cavity wall construction, with an outer brick leaf and inner blockwork, along with concrete tiled roofs. While generally sound, these properties often lack modern levels of insulation in walls and lofts, and the original timber windows may be reaching the end of their serviceable life. Our surveyors frequently find that electrical wiring in these properties was installed to standards that are now outdated, with many circuits lacking proper earthing or RCD protection.

Newer properties built since 1980 benefit from modern building regulations but are not without their own potential issues. The rush to complete housing developments in the 1980s and 1990s sometimes resulted in shortcuts that manifest as defects years later. More recent constructions, including the new developments in Whickham, generally meet current standards, but our inspectors still check for issues with workmanship, material quality, and compliance with building regulations. The use of modern construction methods like timber frame or system build in some developments requires specific knowledge that our surveyors possess.

Understanding the construction era of your potential property helps our inspectors focus their attention on the most likely problem areas. When we know a property was built in the 1960s with cavity walls, we know to check the cavity insulation (or lack of it) and the condition of the concrete tiled roof. For a Victorian stone-fronted terrace, we know to look for signs of subsidence related to the clay soil and any nearby trees. This local knowledge adds value to every survey we conduct in the NE16 area.

Properties in NE16 face several area-specific issues that our surveyors are trained to identify. The underlying geology of the area consists of Pennine Coal Measures Group rocks, including sandstone, siltstone, and mudstone, overlain by glacial till (boulder clay). This clay-rich soil presents a moderate to high shrink-swell risk, particularly during periods of extreme wet or dry weather. Properties with large trees nearby are especially susceptible to foundation movement, and our inspectors carefully examine walls and floors for signs of cracking or subsidence that may indicate these issues.

The legacy of coal mining is another important consideration for NE16 properties. As part of the former Durham Coalfield, some areas may have residual risks from unrecorded or poorly backfilled mine workings. While major shallow workings have generally been addressed, localized ground instability can occur. Our surveyors note any signs of mining-related subsidence and may recommend a separate mining report for properties in higher-risk areas, particularly those close to former colliery sites or known mining features.

Older properties in Whickham and surrounding areas commonly exhibit defects related to their age and construction era. These include damp penetration (both rising and penetrating damp), worn or slipped roof tiles, outdated electrical systems that do not meet current Part P regulations, and timber defects such as woodworm or rot. Properties built before 2000 may also contain asbestos-containing materials (ACMs) in textured coatings, floor tiles, or insulation, which our surveyors will flag if identified. We check for visible asbestos but note that a full asbestos survey may be recommended for properties where renovation work is planned.

Flood risk in NE16 is generally low from river sources, as the main residential areas are set back from the River Tyne which forms part of the northern boundary. However, surface water flooding can occur during heavy rainfall, particularly in areas with impermeable surfaces and older drainage systems. Our surveyors note any evidence of past flooding or water staining that might indicate drainage issues, and we can advise on checking the Environment Agency flood maps for specific property risk assessments.

With detached properties averaging £316,047 and semi-detached homes at £196,552 in NE16, a RICS Level 2 Survey represents a small fraction of your investment but provides invaluable protection. The survey cost is typically dwarfed by the potential cost of uncovering major structural issues, extensive damp treatment, or rewiring after you've completed your purchase. Our report gives you documented evidence of the property's condition at the time of inspection, which is particularly important for older properties where hidden defects are more likely.

Many buyers in the NE16 area have used our survey findings to negotiate successfully with sellers. Whether it's requesting repairs before completion, adjusting the purchase price to account for necessary work, or in some cases, walking away from a property with serious issues that would have cost thousands to put right, the survey provides you with options. In a competitive market where properties can sell quickly, having a thorough survey in hand gives you confidence in your decision-making.

The survey is particularly valuable for properties in the Whickham Conservation Area, where alterations to listed buildings may have been carried out without proper permissions or to standards that compromise the building's integrity. Our surveyors understand the implications of conservation area status and listed building status, checking for any unapproved modifications that could affect your ability to make future changes to the property. Properties like those near St Mary the Virgin Church or along Front Street may require specialist attention that our team can advise on.

While a RICS Level 2 Survey is suitable for most conventional properties in NE16, certain situations call for the more detailed assessment of a RICS Level 3 (Building Survey). If you're considering a property that is particularly old, large, or of unusual construction, the Level 3 provides a more comprehensive analysis with recommendations for further investigations and detailed advice on repairs and maintenance.

Properties in the Whickham Conservation Area or those with listed building status may benefit from a Level 3 Survey due to their complex histories and specific requirements for any future alterations. Similarly, if you're planning significant renovations, a Building Survey provides more detailed information about the structure and its condition that can inform your renovation plans and budget. Our team can advise whether a Level 2 or Level 3 Survey is more appropriate for your specific property.