RICS Level 2 Survey in Ovington, County Durham

Our RICS Level 2 Survey, also known as a HomeBuyer Report, is designed specifically for properties in conventional construction. We conduct a thorough visual inspection of all accessible areas of the property, examining the condition of the walls, roof, floors, windows, doors, and important systems like plumbing and electrics. Our inspectors move throughout the property, checking both the interior and exterior, and they will lift accessible floorboards and look inside cupboards where it is safe to do so. We systematically work through each element of the building, documenting our findings with photographs and notes that form the basis of your detailed report.

In Ovington, where many homes are constructed from traditional sandstone and feature solid walls, our surveyors pay particular attention to signs of damp, which is one of the most common defects found in older properties of this type. We check for rising damp, penetrating damp, and condensation issues, all of which can cause significant damage if left untreated. Stone properties in this area often lack modern damp-proof courses, making them particularly vulnerable to moisture ingress, especially in ground-floor rooms and basements. Our report will clearly indicate the severity of any damp problems we find and recommend appropriate remediation measures.

The survey also includes a comprehensive assessment of the roof structure, including tiles, slates, flashing, and chimneys. Given the age of much of the housing stock in Ovington, roof defects are frequently identified, from slipped tiles and deteriorated leadwork to more serious structural issues with rafters and purlins. We will report on the condition of the roof covering, any signs of leaks or water damage, and the overall expected lifespan of the roofing materials. Many properties in the village have traditional slate or clay tile roofs that are now approaching or exceeding their expected lifespan, so our inspectors pay close attention to signs of deterioration.

Our RICS Level 2 Survey also includes a thorough inspection of the property's services, including electrical consumer units, plumbing and heating systems, and drainage. We will visually inspect accessible pipework, check the condition of the boiler if present, and note any obvious safety concerns with electrical installations. While we do not test systems or check compliance with current regulations, we will highlight any obvious defects or areas of concern that warrant further investigation by a qualified tradesperson. The survey also includes an assessment of the property's thermal efficiency and recommendations for improving energy performance, which can be particularly valuable in older stone buildings that may have poor insulation.

• Visual inspection of all accessible areas
• Damp and moisture assessment
• Roof and chimney condition check
• Electrical and plumbing overview
• Thermal efficiency observations
• Market value commentary

Ovington village is designated as a Conservation Area, which means any modifications or renovations to properties may be subject to strict planning controls from Durham County Council. Many properties in the village are listed buildings, including Ovington Hall which holds Grade II* listed status, along with several other historic residential properties that contribute to the village's character. If you are considering purchasing a listed property, a standard RICS Level 2 Survey may not be sufficient, and a more detailed RICS Level 3 Building Survey or a specialist heritage survey might be more appropriate to fully understand the implications of the property's historic status. We can advise you on whether a Level 2 or Level 3 survey is most suitable for your particular property.

The local geology around Ovington consists primarily of Carboniferous rocks, including sandstones, shales, and limestones, with superficial deposits of glacial till (boulder clay). This clay-rich soil presents a shrink-swell risk, meaning properties may experience ground movement during periods of drought or heavy rainfall. Our inspectors are experienced in identifying signs of subsidence, settlement, or structural movement that may be related to ground conditions, and we will recommend further investigations if necessary. We look for tell-tale signs such as cracking to walls, doors and windows that stick, and uneven floors that may indicate foundation movement.

County Durham has a significant coal mining history, and while Ovington itself may not have direct mine workings beneath it, the broader regional legacy means some properties could be affected by past mining activity. The Coal Authority records indicate that mining took place throughout County Durham, and even properties not directly above recorded workings can be affected by ground instability. We recommend that buyers consider obtaining a Coal Authority mining report (Con29M) as part of their due diligence, particularly for properties in areas where mining activity is known or suspected. This is an additional step that can reveal historical mining features that may not be visible during a visual survey.

Flood risk in Ovington primarily comes from surface water rather than river flooding. The village is not directly adjacent to major rivers, with the River Tees lying to the south and the River Gaunless to the north, but low-lying areas and properties with poor drainage can be affected during heavy rainfall. Our surveyors will note any signs of previous flooding or water damage, and we will advise on the adequacy of existing drainage systems. If you are particularly concerned about flood risk, we can recommend additional specialist flood risk assessments that consider the specific topography of the property and surrounding land.

Given the age and construction type of many properties in Ovington, our surveyors frequently identify certain defect patterns that are typical of the area. Damp problems are perhaps the most common issue we encounter, particularly in properties with solid stone walls that lack modern damp-proof courses. Rising damp can affect ground-floor rooms, while penetrating damp often manifests in walls that are exposed to prevailing winds and rain. Condensation is also common in properties with inadequate ventilation, particularly in kitchens and bathrooms where moisture is generated internally.

Roof defects are another frequent finding in Ovington surveys. Many properties have traditional slate or clay tile roofs that are now decades old, and we regularly identify slipped or broken tiles, deteriorated lead flashing around chimneys and valleys, and signs of previous or current leaks. Chimneys are also a common source of concern, with deteriorating brickwork, damaged flashing, and unstable pots all frequently identified. We will advise on the condition of the chimney and whether any immediate repairs are needed for safety reasons.

Timber defects are particularly relevant in older Ovington properties, where timber-framed construction and traditional wooden floor joists are common. We inspect for signs of wet rot and dry rot, which can affect window frames, door frames, floorboards, and structural timbers. Woodworm activity is also frequently identified in older properties, and while minor infestation is common, we will assess whether the damage is active and whether structural repairs are required. Our survey will clearly identify any timber issues and recommend appropriate specialist inspections where necessary.

Outdated electrical installations and plumbing are another common finding in older Ovington properties. Many homes still have original wiring that may not meet current electrical safety standards, and we will note any obvious concerns such as old-style fuse boards, visible cable damage, or lack of earthing. Similarly, older plumbing systems with galvanized steel pipes may be prone to corrosion and reduced water pressure. While we do not test these systems, we will highlight any obvious defects and recommend that a qualified electrician or plumber inspect the installations before you complete your purchase.