RICS Level 2 Survey in Ashington NE63 0

Our RICS Level 2 Survey provides a thorough inspection of all readily accessible areas of the property. The surveyor examines the walls, ceilings, floors, doors, and windows, as well as the roof, chimneys, and exterior joinery. We check for signs of damp, rot, structural movement, and defect-related issues that could impact the property's value or require future maintenance. The survey also includes an assessment of the property's services, such as plumbing, heating, and electrics, where these are visible and safe to inspect. Our inspectors use thermal imaging equipment where access allows, helping to identify hidden issues like cold bridging or moisture penetration that might not be visible to the naked eye.

For properties in Ashington's NE63 0 area, our inspectors pay particular attention to issues common in the local housing stock. Many homes in this area were built during the late 19th and early 20th centuries to accommodate mining workers, meaning they often feature traditional brick construction with slate or tile roofs. These older properties, while full of character, frequently require careful inspection for age-related defects including deteriorating roof coverings, worn flashings, and outdated electrical systems. We commonly find that original timber sash windows in Victorian and Edwardian properties have deteriorated joinery that requires attention, while solid brick walls may show signs of weathering and mortar erosion.

The survey result is delivered as a clear, easy-to-read RICS Condition Report format. This includes a simple traffic light rating system showing the condition of each major element: red for urgent issues requiring immediate attention, amber for defects needing future repair, and green for satisfactory condition. We also provide a clear market valuation and insurance rebuild cost, which proves invaluable for mortgage requirements and future planning. The rebuild cost calculation is particularly important for older properties where construction costs may differ from modern builds, ensuring you have adequate insurance cover.

• Wall and ceiling surfaces
• Roof structure and covering
• Damp and timber condition
• Windows, doors, and joinery
• Plumbing and heating systems
• Electrical visible wiring
• Exterior walls and pointing
• Chimneys and flues

The NE63 0 area features a significant proportion of properties over 50 years old, with many homes dating from the Victorian and Edwardian periods when Ashington expanded rapidly to house coal miners and their families. These older properties, while often solidly constructed from traditional brick, can develop issues over decades that aren't visible without a professional inspection. Our surveyors regularly find defects such as rising damp, penetrating damp from damaged roof coverings, and deterioration of original timber windows. The solid brick walls common to this area, while durable, can suffer from mortar degradation over time, particularly in exposed locations where wind-driven rain has eroded pointing.

The housing stock in Ashington includes a high percentage of terraced properties, which present their own specific considerations. Party wall issues, shared drainage, and the condition of shared roof coverings on mid-terrace properties all require careful assessment. Our Level 2 Survey examines these shared elements and highlights any issues that may affect your enjoyment of the property or involve shared responsibility with neighbours. We specifically look at the condition of parapet walls on end-of-terrace properties, which are often more exposed to weather and can develop issues faster than mid-terrace walls. The shared drainage arrangements in terraced properties can also be a source of problems, with old clay pipework sometimes showing signs of fracture or root intrusion.

The local geology in the Ashington area includes clay deposits that can be susceptible to shrink-swell movement, particularly in areas where trees are close to properties or where ground conditions have been altered. While mining subsidence is the primary structural concern in this former coal mining area, our inspectors are also aware of potential issues related to soil movement. Properties built on or near former industrial sites may have made-up ground that could affect foundation performance. We note any signs of movement or settlement in our report and advise on appropriate next steps if concerns are identified.

Your RICS Level 2 Survey report is designed to be clear and easy to understand, even if you have no prior experience of property surveys. The report begins with a summary of the property's overall condition and any urgent issues that require immediate attention. This is followed by a detailed section-by-section analysis of each major building element, from the roof down to the foundations. Each section includes our findings, photographs of any defects, and recommendations for remedial work where necessary.

The traffic light rating system provides an immediate visual guide to the condition of each element. Red ratings indicate serious issues that require urgent attention, such as structural defects or significant water ingress. Amber ratings highlight defects that should be repaired but are not immediately urgent, while green ratings indicate satisfactory condition. This system helps you prioritise and budget for any remedial work identified during the survey. that a property with several amber ratings is still a viable purchase, but you should factor the repair costs into your negotiations.

Your report also includes the current market valuation and an insurance rebuild cost. The market valuation is based on our analysis of recent sales data for similar properties in the Ashington area, including the specific trends in the NE63 0 postcode. The rebuild cost is important for buildings insurance purposes and is also required by most mortgage lenders. For older properties with traditional construction, the rebuild cost may be higher than you might expect due to the specialist materials and techniques required for repairs.