RICS Level 2 Survey Preston-on-Tees

A RICS Level 2 Survey provides a comprehensive inspection of the property's accessible areas, examining walls, ceilings, floors, doors, windows, and the roof. Our surveyors check for visible defects, structural issues, and potential problems that could affect the value or safety of the property. The survey includes an assessment of the building's construction, damp levels, timber condition, and the condition of key fixtures and fittings.

Unlike a basic mortgage valuation, a Level 2 Survey is designed to give you a clear picture of the property's overall condition. The report uses a traffic light rating system to indicate the severity of issues found, from green (no issues) to red (urgent repairs needed). This makes it easy to understand which problems require immediate attention and which are minor maintenance matters. Our surveyors document each finding with photographs and clear explanations, ensuring you have evidence-based information rather than subjective opinions.

In Preston-on-Tees, where many properties were built during the inter-war and post-war periods, our surveyors pay particular attention to common issues such as aging roof structures, outdated electrical systems, and potential damp problems. The survey also includes a market valuation and an insurance reinstatement figure, which can be useful for mortgage and insurance purposes. We base our valuations on current Rightmove data and local market knowledge specific to the Tees Valley area.

The Level 2 Survey is specifically designed for conventional properties up to approximately 2,000 square feet, which covers the majority of homes in Preston-on-Tees. Properties larger than this, or those with complex construction such as converted apartments or period properties with significant alterations, may benefit from a more detailed RICS Level 3 Building Survey, which we can also arrange.

Properties in Preston-on-Tees predominantly feature brick construction, with common brick types including red brick and rendered finishes. Many homes built during the inter-war and post-war periods use solid brick walls, while properties constructed from the mid-20th century onwards typically feature cavity wall construction for improved insulation and weather resistance. Our surveyors understand these construction methods and know what to look for when assessing their condition.

Roof construction in the area typically consists of pitched roofs covered with traditional tiles or slate, particularly on older properties. More modern developments may feature concrete tiles or synthetic roofing materials. The majority of properties in residential areas around Preston Park and the village centre have loft spaces that are accessible for inspection, though some may have been converted into habitable rooms, limiting our access to the roof structure.

Understanding the specific construction methods used in Preston-on-Tees helps our surveyors identify potential weaknesses. For example, properties with solid walls may be more susceptible to damp penetration than those with cavity walls, and properties with older roof coverings may require more frequent maintenance. We tailor our inspection approach based on the property type and its construction era.

Based on our experience surveying properties throughout Preston-on-Tees and the Tees Valley, we commonly identify several recurring issues. Damp problems are frequently found, particularly in older properties or those with inadequate ventilation. Rising damp, penetrating damp, and condensation are all too common in properties built before modern building regulations were introduced. Our surveyors use moisture meters and visual checks to assess damp levels throughout the property.

Roof condition is another area of concern, especially in properties over 50 years old. Worn tiles, defective flashings, and deteriorating gutters can lead to water ingress and damage to internal decorations. Many properties in Preston-on-Tees feature pitched roofs with traditional tile or slate coverings, and our surveyors carefully inspect these for signs of wear, missing tiles, and mortar deterioration. We also check valley gutters and roof penetrations, which are common failure points.

Electrical and plumbing systems in older properties often require attention. Properties built before the 1980s may have outdated wiring that does not meet current safety standards, and older plumbing systems may be nearing the end of their useful life. Our survey includes a visual inspection of these services, with recommendations for further investigation by qualified electricians and plumbers where necessary. We check consumer units, visible wiring, and the condition of exposed pipework.

Given the local geology, we also pay close attention to signs of subsidence or foundation movement. The glacial till and Mercia Mudstone underlying much of Preston-on-Tees can shrink and swell with moisture changes, potentially affecting properties with shallow foundations or those near trees with high water demand. Our surveyors look for cracking patterns, door and window sticking, and other indicators of structural movement.

• Rising damp and condensation issues
• Roof tile deterioration and flashing defects
• Outdated electrical wiring (pre-1980s)
• Structural cracking from foundation movement
• Timber rot and woodworm in older properties
• Inefficient or outdated heating systems

Your RICS Level 2 Survey report is designed to be clear and easy to understand. Each section of the property is given a condition rating, from Condition Rating 1 (no issues) to Condition Rating 3 (urgent repairs required). This system helps you quickly identify which areas need immediate attention and which are simply matters for future maintenance. The report is structured room by room, making it easy to locate relevant information.

The report also includes a market valuation, which is based on current data for the Preston-on-Tees area. This valuation can be useful for mortgage applications and for ensuring you are paying a fair price for the property. Additionally, we provide a reinstatement figure for insurance purposes, which estimates the cost of rebuilding the property if it were severely damaged. This figure is often required by buildings insurance providers.

We understand that receiving a report with issues can be concerning, but our team is here to help. You can contact us to discuss any findings, and we can explain what the issues mean in practical terms. In many cases, problems identified are manageable with appropriate repairs, and our report provides the information you need to make informed decisions. We can also recommend specialist contractors if you need quotes for repair work.

The traffic light rating system in our report gives you an instant visual guide to the property's condition. Green ratings mean no issues were found, amber ratings indicate issues that should be addressed but are not urgent, and red ratings highlight defects that require urgent attention. This clear system helps you prioritise any work needed and budget accordingly.