RICS Level 2 Survey in Ottringham

Our RICS Level 2 Homebuyer Survey provides a thorough inspection of all accessible areas of the property. We examine the roof structure and covering, including tiles, flashing, and chimneys, checking for signs of damage, deterioration, or missing elements that could lead to leaks. Our inspectors assess the condition of walls, looking for cracks, movement, or evidence of damp that might indicate structural concerns or moisture penetration issues specific to local soil conditions. We also inspect loft spaces where accessible, checking insulation levels, timber condition, and the presence of any vermin or rot.

The survey includes a detailed evaluation of the property's foundations and substructure. Given that Ottringham sits in an area with clay-rich soils, we pay particular attention to signs of subsidence or movement that can occur with shrink-swell behaviour in clay ground conditions. Our surveyors check for cracks in walls, uneven floors, and sticking doors and windows that might indicate foundation movement. The East Riding is known for its clay soils, making this foundation assessment particularly important for properties in this area. We examine the external ground levels and drainage to ensure water is being directed away from the foundation walls, as poor drainage can exacerbate clay soil movement.

We inspect all windows and doors for condition and operation, check the condition of joinery and finishes, and assess the property's drainage systems including gutters, downpipes, and surface water drainage. Our report includes an assessment of any outbuildings, garages, and the general condition of boundaries. We also identify any compliance issues with building regulations that may exist from previous alterations or extensions. In Ottringham, where many properties have been extended or modernised over the years, we frequently encounter instances where building regulation approvals may be missing or works were carried out without proper sign-off.

The survey also includes a market valuation and rebuild cost assessment for insurance purposes. This gives you confidence that you're not overpaying for the property and ensures you have adequate insurance cover should the worst happen. Our surveyor will provide advice on any significant defects found and their likely impact on the property's value, helping you make an informed decision about proceeding with the purchase.

• Roof and chimney condition
• Walls and structural elements
• Foundation and substructure assessment
• Windows, doors, and joinery
• Damp and timber condition
• Drainage and gutters
• Electrical and plumbing visible items
• Boundaries and outbuildings

Our experience surveying properties throughout the East Riding means we're well placed to identify issues commonly found in Ottringham's housing stock. Many properties in the village date from the mid-1800s onwards, and these older properties frequently show signs of wear that a Level 2 survey will identify. Damp is one of the most common issues, whether rising damp from inadequate damp-proof courses, penetrating damp from deteriorated pointing or roof elements, or condensation from inadequate ventilation in converted spaces. We've found that period properties in Ottringham often suffer from damp problems exacerbated by the use of cement-based renders and mortars in inappropriate modern repairs, which trap moisture within the original breathable brickwork.

Roof deterioration is another frequent finding, with missing or broken tiles, deteriorated flashings, and aged roof coverings all commonly identified. The East Riding weather, with its exposure to wind and rain from the North Sea, accelerates roof degradation significantly. Given the age of much of Ottringham's housing stock, outdated electrical systems and plumbing are also regularly encountered. These may not only require costly upgrades to meet current safety standards but could also pose safety risks. Our survey will identify any electrical installations that do not meet modern requirements and any plumbing systems that may be approaching the end of their serviceable life, including lead pipes and galvanised steel plumbing commonly found in older properties.

The clay soil conditions in the East Riding mean we specifically look for signs of subsidence or foundation movement. This includes checking for cracking patterns in walls, assessing whether doors and windows operate correctly, and evaluating the drainage around the property. Poor drainage can lead to water pooling near foundations, exacerbating clay soil movement and potentially causing structural damage over time. In properties where trees are located near the building, we pay particular attention to the potential for root-induced subsidence, as clay soils are particularly vulnerable to moisture extraction by mature trees and hedgerows common in the rural village setting.

We also commonly identify issues with boundary walls and fences in Ottringham, which may have deteriorated over years of exposure to weather. Properties near the lower River Hull may also show signs of historical flooding or waterlogging in their grounds, which our surveyors will assess and report on. Understanding these potential issues before completing your purchase allows you to budget for necessary repairs and factor any ongoing maintenance requirements into your decision.