RICS Level 2 Survey Patrington

Our RICS Level 2 Survey provides a thorough inspection of the property's visible and accessible areas, including walls, ceilings, floors, doors, windows, and the roof space where accessible. The surveyor will assess the overall condition of the property and categorise any defects found using a traffic light system - red for serious issues requiring urgent attention, amber for items needing repair or further investigation, and green for satisfactory conditions. This clear formatting helps you prioritise any remedial work needed after purchase.

The survey includes a detailed examination of the property's structure, including foundations, walls, floors, and roofs. In Patrington, where many properties feature traditional red brick and pantile construction dating back to the historic core of the village, our surveyors pay particular attention to signs of age-related wear and any alterations that may have been made over the years. Properties in the conservation area, including Listed Buildings near St. Patrick's Church, receive careful inspection for compliance with heritage requirements. We note any modern modifications that may have compromised the character of period properties or that require specialist heritage advice.

We also assess the property's services, including electrical, gas, and plumbing installations, though these are visual inspections rather than detailed tests. The report includes an Energy Performance Certificate (EPC) rating review, which is particularly relevant for older Patrington properties that may lack modern insulation standards. Many homes in the village were built before modern thermal efficiency requirements, meaning they may have solid walls rather than cavity wall insulation. Our surveyors note any areas where energy efficiency could be improved, potentially saving you money on future heating costs.

The Level 2 Survey also includes a market valuation opinion if requested, which helps you understand whether the asking price reflects the property's true worth in the current market. Given that Patrington prices were 11% down from their 2022 peak of £246,102, having this independent assessment ensures you're not overpaying for your new home. Our surveyors draw on extensive local knowledge of the Patrington market to provide accurate, evidence-based valuations.

• Wall and ceiling condition
• Roof and chimney assessment
• Window and door inspection
• Damp and timber decay detection
• Electrical and plumbing overview
• Energy efficiency review

Patrington's housing stock presents several common issues that our Level 2 Survey frequently identifies. The village's geology, sitting on glacial boulder clay, means properties can be susceptible to ground movement and subsidence, particularly where trees or vegetation have affected soil moisture levels. Our surveyors are trained to spot the signs of structural movement, including cracking to walls, uneven floors, and doors or windows that stick or don't close properly. The shrink-swell behaviour of the underlying clay soil can cause heave or settlement that manifests in these tell-tale signs.

Damp problems are prevalent in older Patrington properties, especially those built with solid walls rather than modern cavity wall construction. Rising damp can affect ground floor walls, while penetrating damp often appears around windows, roofs, and where brickwork has been exposed to prolonged wet weather. The coastal location of Patrington on the Holderness Coast means properties can be exposed to wind-driven rain, making weatherproofing an important consideration. Our surveyors use moisture meters to identify areas of concern and recommend appropriate remediation.

Roofing defects are another common finding in our Patrington surveys. While many properties still retain their traditional clay pantiles, others have been re-roofed with concrete tiles, which may have different longevity characteristics. Our surveyors inspect roof coverings, flashings, chimneys, and gutters, noting any missing tiles, signs of leakage, or inadequate insulation. Older chimneys, particularly on properties near the historic market place, often require attention for missing flaunching, damaged leadwork, or deteriorated brickwork. We also check chimney pots and assess whether flues are clear and safe for use.

Electrical and plumbing issues frequently appear in properties built before the 1970s. Outdated consumer units, lack of earth bonding, and old wiring that doesn't meet current regulations are common in Patrington's older homes. Similarly, galvanized steel or lead pipes may still be present in some properties, potentially affecting water quality and pressure. Our survey highlights these concerns so you can budget for necessary upgrades. We also note the absence of residual current devices (RCDs), which are now required for circuit protection in modern installations.

Understanding the local environment is crucial when buying in Patrington. The village sits near the Humber Estuary, a low-lying area with significant tidal flood risk affecting hundreds of thousands of properties. While Patrington's long-term flood risk from rivers and the sea is managed through local council flood defence measures, properties near Winestead Drain have experienced flood warnings during periods of heavy rainfall. Winestead Drain flows from Winestead Bridge to the Humber, and properties in this area, including those at Patrington Haven, have been issued flood warnings during periods of sustained rainfall.

The underlying geology presents another important consideration. Patrington sits on Cretaceous Chalk bedrock, largely covered by glacial till (boulder clay). This clay-rich soil is susceptible to shrink-swell behaviour, where the ground expands and contracts with moisture changes. This can lead to subsidence or heave, particularly where trees are present or where drainage has been altered. Our surveyors examine the property for signs of ground movement and report on any potential risks. Properties with mature trees nearby, particularly those with deep root systems, require careful assessment of how soil moisture changes might affect foundations.

The Holderness Coast is one of Europe's fastest eroding coastlines, with average cliff retreat rates of around 2 metres per year. While Patrington itself sits a few miles inland from the immediate coastline, the ongoing coastal erosion affects the wider area and can influence property values and insurance considerations. Our report includes relevant information about environmental risks specific to the Patrington area. The soft boulder clay geology that contributes to the rapid erosion also underlies much of the local area, creating similar ground conditions that affect property foundations throughout the region.

that while flood risk from rivers and the sea was assessed as very low in recent reports, surface water flooding (flash flooding) can occur during extreme weather events. The local council manages flood risk measures, and we include any relevant information about flood defences and historical incidents in our survey report. For properties in low-lying areas or those near watercourses, we provide specific advice on flood resilience and insurance considerations that may affect your purchase decision.