RICS Level 2 Survey in Ashington NE63

Our RICS Level 2 survey provides a comprehensive visual inspection of all accessible areas of the property. Our inspector examines the roof structure and covering, including chimneys, gutters, and flashings. They assess the condition of walls, looking for signs of cracking, movement, or damp penetration that could indicate structural issues. Our inspection covers the condition of windows and doors, the integrity of the floors, and the overall condition of the kitchen and bathroom fittings. We take photographs of all significant findings and provide condition ratings that make it easy to understand the severity of any issues identified.

Given the local geology in Ashington and the historical coal mining activity in Northumberland, our surveyors pay particular attention to signs of subsidence or movement that may be related to historical mining. We examine the ground conditions around the property and note any visible cracks or deformation that could suggest underlying issues. The report includes a professional opinion on the property's value and highlights any urgent defects that require immediate attention. Our team has surveyed hundreds of properties in the former mining villages surrounding Ashington, giving us invaluable experience in identifying defects that are common to this specific housing stock.

The RICS Level 2 survey also includes a market valuation specific to the Ashington area. Using our extensive knowledge of the local property market, we provide an accurate valuation that reflects current conditions in NE63. This is particularly valuable given that property prices in certain parts of NE63, such as the NE63 9 postcode, have shown strong growth of 11.6% over the past year, which can affect both valuation and mortgage requirements. Our valuation takes into account the specific characteristics of the Ashington market, including the high proportion of terraced properties and the impact of the local economy on property values. We also provide an energy assessment reference, which is included as part of the RICS Level 2 survey requirement.

In addition to the visual inspection, our surveyors provide practical advice on the property and highlight any legal issues that you should be aware of before completing your purchase. This includes information about any boundary disputes, rights of way, or planning matters that may affect the property. We also recommend next steps for any defects found, whether that involves obtaining specialist reports from structural engineers, having electrical or gas safety checks carried out, or negotiating repairs with the seller. Our goal is to give you all the information you need to make an informed decision about your property purchase in Ashington.

• Roof structure and covering
• Wall condition and damp assessment
• Window and door inspection
• Floor and ceiling condition
• Kitchen and bathroom fittings
• Structural movement assessment
• Market valuation
• Energy assessment reference
• Legal issues advice

Properties in Ashington and the wider NE63 postcode present unique challenges that our surveyors are experienced in identifying. The town's coal mining heritage means that many properties were constructed using traditional brickwork methods common to the late Victorian and Edwardian periods. These buildings often lack modern damp-proof courses, which can lead to rising damp and penetration damp issues, particularly in properties with solid walls rather than cavity wall construction. Our surveyors know to look for the telltale signs of damp in these older properties, including staining on walls, peeling paintwork, and musty odours that indicate moisture penetration.

The local geology, which includes clay measures associated with the coalfield, can contribute to shrink-swell soil movement that affects foundations over time. Our surveyors are trained to identify the subtle signs of this type of movement, including cracking patterns in walls and doors that stick or do not close properly. We examine the external grounds and note any evidence of ground movement or settlement that could indicate foundation issues. Properties near the River Wansbeck may also face elevated flood risk, and our surveyors note any evidence of water damage or flood mitigation measures that may be required. We check the condition of any existing flood defences and assess the overall flood risk to the property based on our knowledge of the local area.

Many properties in Ashington still contain original electrical systems from the early to mid-20th century. These installations often fall well below current electrical safety standards and may pose a fire risk. Our surveyors inspect the consumer unit, wiring accessible through socket outlets, and the condition of light fittings, flagging any areas of concern that require further investigation by a qualified electrician. We look for older fuse boards that may have wooden backs or replaceable wire fuses, which are clear indicators of electrical systems that need updating. The presence of older electrical installations is particularly common in terraced properties built between 1900 and 1950, which make up a significant proportion of the housing stock in NE63.

Roof condition is another critical area for Ashington properties, as many older homes still have their original roof coverings or have been re-roofed using older materials that may be reaching the end of their lifespan. Our surveyors inspect the roof structure from both inside the property where accessible and from ground level, looking for missing or damaged tiles, deteriorated mortar on ridge tiles, and the condition of lead flashings around chimneys. Properties with original timber roof structures may show signs of rot or woodworm, particularly in areas where ventilation has been poor. We provide detailed assessments of the roof's condition and recommend any necessary repairs or replacement.

Based on our extensive experience surveying properties in NE63, there are several defects that we commonly encounter in Ashington properties. Damp is perhaps the most frequent issue, affecting both older solid-wall properties and newer buildings where defects in the building envelope have allowed moisture penetration. Rising damp is particularly common in Victorian and Edwardian terraced houses that were built without modern damp-proof courses. Our surveyors use their training and experience to identify the type and cause of damp, whether it is rising damp from the ground, penetrating damp from defective gutters or brickwork, or condensation due to inadequate ventilation.

Roof defects are another common finding in our Ashington surveys. Many properties in the area have older roof coverings that are reaching the end of their expected lifespan. We frequently find missing or slipped tiles, deteriorated ridge tiles, and corroded lead flashings that can allow water penetration. In some properties, the roof structure itself shows signs of stress or movement that may indicate more serious structural issues. Our surveyors inspect roofs from both the inside, where accessible, and externally, providing a comprehensive assessment of the roof's condition and any repairs that may be required.

Structural movement related to the local geology and historical mining activity is a key concern in the Ashington area. We regularly identify cracking in walls that may be due to foundation movement, often associated with shrink-swell clay soils or historical mining activity. Our surveyors are trained to distinguish between cosmetic cracking and more serious structural issues that require further investigation by a structural engineer. We also look for signs that doors and windows have been adjusted or planed to accommodate movement, which can be an indicator of ongoing structural issues.

Electrical safety is a significant concern in older Ashington properties. Many homes still have original electrical installations from the early to mid-20th century that do not meet current safety standards. We commonly find outdated consumer units with replaceable fuses, insufficient socket outlets, and ageing wiring that may pose a fire risk. While our survey is visual and we cannot test the electrical installation, we flag any concerns and recommend that a qualified electrician carry out a full Electrical Installation Condition Report (EICR) before completion.