RICS Level 2 Homebuyer Survey Orby

Our RICS Level 2 survey provides a comprehensive inspection of the property's accessible areas, examining walls, ceilings, floors, doors, and windows throughout the building. We assess the condition of key structural elements including the roof structure, load-bearing walls, foundations, and any visible signs of movement or subsidence that could indicate serious problems. In Orby properties, where many homes feature traditional brick construction common to Lincolnshire villages, our surveyors pay particular attention to the condition of older mortar pointing and any evidence of damp penetration that often affects period properties in rural areas.

The survey includes a thorough evaluation of building services such as plumbing, electrical wiring, heating systems, and drainage, though we always recommend accompanying these findings with separate specialist inspections for gas and electrical safety. Our inspectors operate a traffic-light rating system throughout the report, making it immediately clear which issues require urgent attention versus those that represent general maintenance. We also provide market valuation and insurance rebuild cost estimates as standard, giving you a complete picture of the property's financial implications.

We inspect both the interior and exterior of the property where accessible, including outbuildings, garages, and the general condition of the boundaries. For Orby properties with large gardens or rural land holdings, we note the condition of fencing, any retaining walls, and drainage systems that could involve significant repair costs. The resulting report typically runs 30-40 pages, providing you with professional documentation that can be shared with solicitors, mortgage lenders, and future buyers.

During our inspection, we specifically look for issues common to East Lindsey properties, including problems arising from the local geology which can affect foundations in certain areas. The clay-based soils found in parts of Lincolnshire can cause movement in properties with shallower foundations, and our surveyors know exactly what signs to look for when assessing structural stability. We also examine the impact of the local climate on property condition, as properties in this coastal region can be affected by salt-laden air that accelerates weathering of external brickwork and metalwork.

• Structural walls and foundations
• Roof covering and structure
• Windows and doors
• Damp and timber assessment
• Plumbing and electrical visible evidence
• Boundaries and outbuildings

Orby village and the surrounding East Lindsey area feature a mix of property types ranging from traditional terraced cottages to more modern detached homes developed over recent decades. The village maintains its rural character with properties that often feature older brickwork, clay tile roofs, and traditional lime mortar pointing that requires specific maintenance approaches. Our surveyors understand these construction characteristics and know exactly what to look for when inspecting properties in this area.

Many properties in Orby date from the mid-20th century onwards, with some earlier period homes that may have original features requiring specialist attention. Common issues we identify during surveys include deterioration of external brickwork through weathering, aging roof tiles that have reached the end of their service life, and damp problems resulting from inadequate ventilation or rising damp in solid-wall constructions. Properties with original single-glazed windows frequently show condensation damage and poor thermal efficiency that affects both comfort and running costs.

The East Lindsey district, including Orby, has seen new housing developments in recent years, and we also survey newer properties where defects may relate to construction quality or building regulation compliance. Our Level 2 survey is suitable for properties in reasonable condition, though we always recommend a RICS Level 3 Building Survey for older, larger, or particularly complex properties where a more detailed assessment is warranted. Understanding the specific issues affecting your potential new home allows you to budget for necessary repairs and potentially negotiate the asking price based on our findings.

One particular concern we often encounter in Orby properties relates to drainage and the local soil conditions. Properties in certain areas of East Lindsey can be affected by high water tables or clay soils that create challenges for drainage systems. Our surveyors examine all visible drainage, look for signs of damp penetration at ground level, and note any evidence of past flooding or water damage that could indicate ongoing issues you would need to address.

When our surveyor arrives at your Orby property, they will begin with a thorough external inspection, examining the roof, walls, windows, doors, and boundaries before moving inside. We climb into the loft space where accessible, checking the condition of the roof structure, insulation, and any signs of leaks or pest infestation. Our surveyor will measure the property and take numerous photographs to accompany the report, documenting all significant findings.

Inside the property, we examine every room systematically, looking at the condition of walls, floors, ceilings, and joinery. We test windows and doors to ensure they function properly, check the condition of kitchen units and bathroom fittings, and assess the general internal environment. Our surveyor will also look behind furniture where possible to examine areas that might otherwise be hidden from view, though we cannot move heavy items or disturb stored belongings.

We inspect services by visual assessment only, which means we examine exposed pipework, look at the consumer unit for the electrical system, and note the type of heating system present. We will turn on taps to check water pressure and drainage, and we note the age and condition of visible installations. It is important to understand that our survey is not a specialist inspection of gas or electrical systems - we always recommend separate Gas Safe and electrical installation condition reports for complete safety assurance.