RICS Level 2 Survey in NE85 Gateshead

A RICS Level 2 Survey provides a thorough inspection of the property's accessible areas, examining walls, floors, ceilings, roofs, and foundations. Our surveyors check for visible defects such as cracks, damp penetration, rot, and structural movement. For properties in NE85, this is particularly valuable given the mix of older Victorian and Edwardian housing stock alongside newer developments. The survey uses a visual inspection methodology, meaning we examine what is readily accessible without moving furniture or conducting invasive investigations.

The survey includes a clear traffic light rating system highlighting defects by severity - red for serious issues requiring urgent attention, amber for items needing future repair, and green for satisfactory condition. We examine the property's services including electrical, gas, and plumbing systems, though we note that these are not tested as part of a standard Level 2 inspection. The report also includes a market valuation and rebuild cost assessment, which proves valuable for mortgage requirements and insurance purposes.

In the NE85 area, our surveyors frequently identify issues related to the region's geological conditions. The underlying clay soils can cause subsidence or heave movement, particularly in properties with older foundations. Additionally, the area's mining heritage means some properties may be built on former mine workings, creating potential ground stability concerns that our surveyors will flag if observed. We specifically look for signs of mining-related subsidence such as characteristic cracking patterns and uneven floor levels.

• Structural assessment
• Damp and moisture detection
• Roof condition inspection
• Electrical condition overview
• Drainage visibility check
• Thermal efficiency observations

Properties throughout NE85 showcase the diverse construction methods used in the North East over the past century and a half. The predominant Victorian and Edwardian terraced houses, particularly prevalent in areas like Bensham and near the town centre, were typically built using traditional solid wall construction. These solid brick walls, often 225mm to 300mm thick, lack cavity insulation and can be susceptible to damp penetration if the original lime-based mortar pointing deteriorates. Our surveyors understand these construction methods and know where to look for the common defects that affect this type of housing.

From the 1920s onwards, cavity wall construction became standard for new-build properties in the Gateshead area. This method involves two separate brick leaves with a gap between them, originally designed to keep rain water from penetrating to the inner wall. However, many cavity walls from this period were never filled with insulation, leaving them thermally inefficient by modern standards. Properties built between 1920 and 1980 may also have used various types of concrete blockwork or render systems that can develop their own specific defect patterns.

The Quayside area and Gateshead town centre feature numerous modern apartment blocks constructed using concrete frame or steel frame methods with various cladding systems. These contemporary buildings require different inspection approaches, with our surveyors paying particular attention to balcony areas, cladding condition, and the integrity of window installations. The mix of traditional brickwork, render, and contemporary cladding materials in NE85 means our surveyors must apply broad expertise across multiple construction types.

• Solid wall construction (pre-1920s)
• Cavity wall construction (1920s-1980s)
• Traditional slate roofing
• Modern flat roofing systems
• Concrete and steel frame apartments
• Render and cladding systems

The housing stock in and around NE85 presents several common issues that our surveyors regularly identify during Level 2 inspections. Given the significant proportion of older properties in the area, damp problems feature prominently. Rising damp affects many Victorian and Edwardian terraced properties, while penetrating damp occurs in buildings where mortar pointing has deteriorated or flashings have failed. Condensation is particularly common in properties with inadequate ventilation, especially in newer flats where double glazing has been installed without sufficient airflow. Our surveyors use moisture meters and thermal imaging to identify damp issues that might not be visible to the untrained eye.

Roof defects are another frequent finding in this area. Many properties feature traditional slate roofs that, while durable, require ongoing maintenance. Missing or slipped tiles, deteriorated pointing to ridge tiles, and failed lead flashing are issues our surveyors commonly report. For properties along the River Tyne, flood risk is a consideration, with properties in low-lying areas adjacent to the river potentially experiencing water ingress during periods of high water levels. We specifically check ground floor elevations and the condition of any existing flood resilience measures.

Electrical and plumbing systems in older properties often fail to meet current regulations. Wiring installed before the 1980s may lack proper earthing and circuit protection, while older plumbing systems using lead or galvanised steel pipes deteriorate over time. Our survey highlights these issues so you can budget for necessary upgrades or factor them into negotiations with the seller. We also note the thermal efficiency of the property, which is often a significant concern in older solid-wall properties that were not designed to meet modern insulation standards.

• Rising and penetrating damp
• Roof tile damage and pointing issues
• Subsidence related to clay soil movement
• Timber rot and woodworm infestation
• Outdated electrical wiring
• Inadequate insulation in older properties

The geological conditions beneath properties in NE85 play a significant role in building performance and defect risk. The Gateshead area sits on Carboniferous bedrock including coal measures, sandstones, and mudstones, overlaid with glacial till and alluvial deposits in lower-lying areas near the River Tyne. The glacial till, or boulder clay, contains significant clay content, creating potential for moderate to high shrink-swell movement as the soil moisture content fluctuates with seasonal weather changes. This clay-related movement can cause foundation stress, particularly in older properties with shallower foundations.

The historical coal mining activity across the Gateshead region adds another layer of consideration for property buyers. While active mining has ceased, many areas have legacy mine workings beneath the surface. Collapsing mine shafts or gradual subsidence from old workings can affect properties even decades after mining ceased. Our survey highlights any visible signs of mining-related subsidence such as characteristic step cracking, doors sticking, and uneven floor levels. We recommend all buyers in NE85 obtain a Coal Authority mining report to check for historical mine workings beneath their potential property.

Flood risk is a genuine consideration for properties in NE85, particularly those close to the River Tyne. The Quayside area and other low-lying locations have experienced river flooding in the past, and climate change is increasing the frequency and severity of extreme weather events. Surface water flooding is also a risk in urban areas like Gateshead town centre, where impermeable surfaces can overwhelm drainage systems during heavy rainfall. Our surveyors note the property's flood risk based on our visual inspection and publicly available Environment Agency data.