RICS Level 2 Survey in Hexham NE46 3

Our RICS Level 2 survey provides a comprehensive visual inspection of all accessible areas of the property. In Hexham's NE46 3 area, where many properties are older and constructed with traditional stonework, our surveyors pay particular attention to the condition of load-bearing walls, roof structures, and foundations. We examine the roof covering, chimney stacks, walls, ceilings, floors, doors, and windows, as well as the condition of plumbing, electrical installations where visible, and any signs of dampness or timber defects. Each element receives a traffic light rating that clearly indicates its condition, from urgent issues requiring immediate attention to matters that are purely cosmetic.

Properties in Hexham often feature traditional construction methods that differ significantly from modern builds. Our inspectors are familiar with local building practices and understand how older stone-built properties behave over time, particularly given the local geology and weather patterns. We specifically look for issues common to the area, including roof condition given the local weather patterns with exposure to North East winters, any signs of settlement or subsidence in older properties built on traditional strip foundations, the condition of traditional lime mortar pointing that characterises many period properties, and the state of period features that may require specialist conservation-approved maintenance.

The survey also includes an assessment of environmental risks relevant to the NE46 3 area. While flood risk is currently very low in most parts of NE46 3SB according to current flood warnings, we check for any indicators of potential issues and advise on the property's overall resilience. Our surveyors note that while immediate flood risk is minimal, long-term risk from rivers, surface water, and groundwater should be considered for certain properties, particularly those near the River Tyne valley. The report includes practical advice on any environmental concerns identified during the inspection.

For properties in the conservation areas covering parts of Glen Terrace, Limegrove, and Fairfield, our surveyors pay additional attention to features that contribute to the area's character. We understand that alterations to such properties may require planning permission and Listed Building Consent, and we flag any works that might affect the building's historic character or the conservation area appearance.

Properties in the Hexham area present specific challenges that our surveyors regularly encounter. The prevalence of older stone-built homes means that dampness is a common finding, particularly in properties where original lime mortar pointing has deteriorated or where modern cement-based renders have been applied incorrectly. Rising damp and penetrating damp affect many period properties, especially those with solid walls rather than modern cavity wall construction. We've inspected numerous properties along Glen Terrace and Limegrove where damp has been an ongoing issue due to the age of the original construction and the specific exposure these properties face.

Roofing issues also feature prominently in Hexham surveys. Many traditional roofs feature slate or stone tiles that can become brittle with age, leading to cracked or missing tiles and subsequent water ingress. The condition of chimney stacks is particularly important given the age of many properties, as deterioration can lead to structural instability and water penetration. Our surveyors thoroughly assess roof spaces where accessible, checking insulation levels, the condition of timber rafters, and any signs of past or present leaks. In properties with older roofing, we often find that insulation levels fall well below current standards, which is something we highlight in our reports.

Structural movements are another consideration in older Hexham properties. Properties built on traditional strip foundations may show signs of settlement over time, particularly if ground conditions have changed or if there has been nearby building work. We look for characteristic cracks in walls and ceilings, uneven floors, and doors or windows that no longer close properly. While some movement is normal in properties of this age, our report clearly distinguishes between minor settlement that is typical for the property's age and more serious structural concerns that require further investigation by a structural engineer.

Electrical and plumbing systems in older Hexham properties often require attention. Many period homes still have original or early electrical installations that would not meet current regulations, and we note the condition of consumer units, wiring, and socket positions. Similarly, old lead or galvanised steel pipework can still be found in some properties, and we assess these along with the condition of the boiler and heating system. These issues can represent significant remediation costs that our report helps you anticipate.

• Rising and penetrating damp
• Roof tile damage and leaks
• Chimney deterioration
• Structural cracks and movement
• Outdated electrical systems
• Poor insulation
• Timber decay and woodworm
• Window and door operational issues