RICS Level 2 Survey in Redcar and Cleveland

Our RICS Level 2 surveys provide a comprehensive inspection of the property's condition, covering all major structural elements, utilities, and potential issues that could affect the property's value or require future investment. We examine the roof, walls, foundations, dampness, timber conditions, and building services, providing you with a clear picture of the property's current state. The inspection is visual but thorough, covering all accessible areas including the roof space, sub-floor voids, and principal walls.

In Redcar and Cleveland, where much of the housing stock dates from the Victorian and Edwardian periods through to mid-20th century estates, our surveyors are particularly experienced in identifying period-specific defects. We regularly encounter issues common to older properties in the Tees Valley, including rising damp in solid brick walls, worn slate and tile roofs, and outdated electrical installations that may not meet current regulations. Many properties in the area feature traditional solid brick construction, which requires different assessment criteria compared to modern cavity-walled homes.

The survey also includes a market valuation and an insurance reinstatement figure, helping you understand not just the property's current worth but also the cost to rebuild it should the worst happen. For properties in coastal areas like Redcar and Saltburn-by-the-Sea, we pay particular attention to coastal erosion risks and the condition of sea defences where applicable. Our valuers are familiar with the local market dynamics, including recent price trends that show a 4.3% decrease over the past year, which can help you negotiate effectively.

Our inspection covers the main building plus any garages, outbuildings, and boundaries that fall within the property title. We operate windows and doors, test services where it is safe to do so, and move furniture only where absolutely necessary to access key areas. The resulting report uses a clear traffic light rating system: red for urgent issues requiring immediate attention, amber for defects requiring future repair, and green for satisfactory condition.

• Roof structure and covering
• Walls, damp proof course, and insulation
• Foundations and evidence of subsidence
• Windows, doors, and joinery
• Plumbing and electrical systems
• Damp and timber condition
• Boundaries and outbuildings

Understanding the construction methods used in Redcar and Cleveland properties is essential for identifying potential defects. The majority of older properties in the area are built with solid brick walls, which were the standard construction method before cavity wall technology became widespread in the 1920s. These solid walls, typically 225mm to 300mm thick, rely on the mass of the brickwork to provide weather resistance, but they lack the cavity that helps prevent damp penetration in modern homes. Our surveyors are trained to assess the condition of solid brick walls and identify issues such as failed damp-proof courses, bridging through external render, and mortar joint deterioration.

Many Victorian and Edwardian terraces in Redcar and Guisborough feature traditional timber floor construction, with joists running between load-bearing walls. These floors can suffer from sagging, woodworm infestation, and dry rot, particularly in properties with a history of dampness. Roof construction in period properties typically consists of traditional cut timber rafters with sarking boards and slate or clay tile coverings. While these roofs are generally durable, the felt underlay often fails after 20-30 years, leading to water ingress and timber decay. Our inspectors specifically examine these vulnerable areas during every survey.

The newer housing estates built during the post-war period through to the 1980s often use different construction methods, including concrete lintels, rendered blockwork walls, and concrete tile roofs. Properties built in the 1960s and 1970s may have issues with concrete panel construction or asbestos-containing materials, particularly in garage structures and some semi-detached homes. Modern developments like those at Coatham Gardens use contemporary building methods with cavity wall insulation and modern roofing systems, but even new builds can have defects that our surveyors will identify.

For properties in the coastal areas of Redcar and Saltburn-by-the-Sea, we pay particular attention to the effects of salt-laden air on external joinery, render finishes, and metal components. The marine environment accelerates corrosion of external fixings and can cause rapid deterioration of timber windows and doors if not properly maintained. Our surveyors have extensive experience assessing properties in these challenging environments and understand the specific maintenance requirements that coastal homeowners should be aware of.

Given the age profile of much of the housing stock in Redcar and Cleveland, our surveyors frequently identify several recurring issues. Damp problems are particularly common in Victorian and Edwardian properties, where original damp-proof courses may have failed or been bridged over time. Penetrating damp from defective gutters and pointing is also frequently observed, especially following the wet North East winters. The solid brick construction common in older terraced properties is particularly susceptible to damp ingress when mortar joints deteriorate or when render finishes crack and allow water penetration.

Roof conditions represent another significant finding area. Many properties in the area feature original slate or clay tile roofs that, while durable, eventually require attention. We commonly find defective flashings, cracked tiles, and deteriorated ridge pointing that can lead to water ingress. In properties with flat roofs, particularly on extensions and garages, we frequently identify ponding and failed felt systems. The felt underlay in older pitched roofs often becomes brittle and tears, allowing water to saturate the timber sarking and rafters beneath.

Electrical and plumbing systems in older properties often require updating. Many terraced and semi-detached properties in Redcar and Cleveland still have original fuse boards and dated wiring that would not pass current electrical safety standards. Similarly, lead or galvanised steel pipes, common in pre-1960s properties, may be approaching the end of their service life and could benefit from replacement. Our surveyors will identify these issues and flag them in the report so you can budget for necessary upgrades.

Structural movement and cracking are occasionally observed, particularly in properties built on clay soils that are susceptible to shrink-swell movement. While minor settlement cracks are common in older properties and often benign, our surveyors are trained to distinguish between acceptable movement and more serious structural concerns that may require further investigation. We also check for signs of previous structural repairs, such as remedial wall ties or steel beams installed to address past movement issues.

• Rising and penetrating damp
• Roof defects and tile damage
• Outdated electrical wiring
• Galvanised plumbing
• Timber rot and woodworm
• Structural movement and cracks

When purchasing property in Redcar and Cleveland, there are several environmental factors that our surveyors consider during the inspection. The coastal location of parts of the borough means that properties in Redcar and Saltburn-by-the-Sea may be exposed to coastal erosion risks and sea spray damage. While major sea defences protect the most vulnerable areas, our surveyors will note any visible signs of coastal damage or deterioration that may require future maintenance.

The industrial heritage of the Tees Valley is another consideration for buyers. While many former industrial sites have been redeveloped for residential use, some areas may have historical ground contamination from previous industrial activities. Our surveyors will note any visible signs of ground contamination or unusual site conditions, though we always recommend that buyers obtain a professional environmental search as part of their conveyancing process.

Flood risk is a consideration for properties near the River Tees estuary and in areas with poor surface water drainage. Parts of Redcar and Cleveland are at risk from both fluvial flooding and surface water flooding during periods of heavy rainfall. Our surveyors will note the property's location relative to known flood risk areas and advise on any visible signs of previous flooding or water damage to the property.

For properties in certain areas of Guisborough and the Cleveland Hills, the historical ironstone mining activity in the region may be a consideration. While major mining beneath residential areas is unlikely, a mining report is sometimes recommended as part of the conveyancing process for properties in areas with historical mining activity. Our surveyors will advise if any visible signs of ground instability are observed during the inspection.