RICS Level 2 Survey in Shildon

Shildon's housing stock is predominantly made up of older properties, with a significant proportion dating from the Victorian and Edwardian periods when the town was a major centre for railway manufacturing. Over 45% of properties in the area are terraced houses, many of which were originally built to house railway workers and their families. These older properties, while full of character, often have underlying issues that are not visible during a standard viewing. Our inspectors frequently find problems with damp, outdated electrical systems, and roof deterioration in properties over 50 years old, making a RICS Level 2 Survey particularly valuable for buyers in Shildon.

The construction materials commonly found in Shildon properties include red brick walls, slate or tile roofs, and traditional timber floor joists. While these materials are generally durable, they require regular maintenance and can develop specific defects over time. Many older properties were built with solid walls rather than cavity walls, which means they are more susceptible to damp penetration and require adequate ventilation to prevent condensation issues. Our surveyors understand these local construction methods and know exactly what to look for when inspecting a Shildon property.

Shildon's location in a former coal mining area brings additional considerations for property buyers. The geology of the area is characterised by Carboniferous rocks, including coal measures, sandstones, and shales, with superficial deposits often including glacial till. While mining activity has long ceased, the legacy of past mining operations can still affect properties in certain parts of the town. Ground stability issues, including subsidence from old mine workings or shafts, can occur even in properties that appear structurally sound. Our Level 2 surveys include observations on the general condition of the property and will note any signs of movement or subsidence that may be related to the area's mining heritage. If our surveyor identifies specific concerns, we can recommend a mining search or further investigation.

The risk of shrink-swell clay movement in Shildon is generally low to moderate across the wider County Durham area, though localized pockets of higher risk can exist where specific clay formations are present. Our surveyors are trained to identify signs of ground movement, including cracking patterns in walls and doors or windows that stick, which may indicate foundation issues. Combined with the area's mining legacy, this makes a professional survey essential before purchasing any property in Shildon.

• Terraced properties (45.4% of housing stock)
• Pre-1919 Victorian and Edwardian homes
• Properties in conservation areas
• New build homes requiring snagging inspection

Our experience surveying properties across Shildon has identified several recurring issues that buyers should be aware of before purchasing. Damp is perhaps the most common problem, affecting both older terraced properties and some mid-century homes. Rising damp occurs when the original damp proof course has failed or was never installed, while penetrating damp can result from damaged roofs, defective gutters, or damaged render. Condensation is also prevalent in properties with inadequate ventilation, particularly in kitchens and bathrooms where moisture is generated daily. Our Level 2 survey will identify the type and cause of any damp issues and recommend appropriate remedial action.

Roof condition is another area of concern in Shildon, particularly for properties built before the 1970s. Many older homes still have their original slate or tile roofs, which, while durable, will eventually reach the end of their serviceable life. Common roof defects include cracked or missing tiles, deteriorated leadwork around chimneys and valleys, blocked or damaged gutters, and rot in timber fascias and soffits. Our surveyors inspect roofs where it is safe to do so and will report on their condition, any signs of leakage, and the expected remaining lifespan of the covering.

Electrical and plumbing systems in older Shildon properties frequently do not meet current regulations and standards. Rewiring may be needed in properties that have not been updated for 30 or more years, and consumer units (fuse boards) often lack modern safety features like RCD protection. Similarly, plumbing systems may feature old galvanised pipes that are prone to corrosion and reduced water pressure. Our surveyors will note the approximate age and condition of visible electrical and plumbing installations and recommend that a qualified electrician or plumber carries out a more detailed inspection if concerns are identified.

Timber defects are also commonly found in Shildon's older properties, particularly in roof spaces and ground floor constructions. Woodworm (deathwatch beetle) and wet or dry rot can affect timber floor joists, roof timbers, and window frames, especially where properties have suffered from prolonged damp conditions. Our surveyors will inspect accessible timber elements and report any signs of active infestation or decay that requires treatment.

Shildon has seen new housing development in recent years, with developments like The Sidings on Dale Road (Ascent Homes) offering 2, 3, and 4-bedroom homes from £139,950 to £239,950, and St Edmund's Manor by Bellway providing 3 and 4-bedroom properties from £169,995. While new build properties are generally covered by NHBC (National House-Building Council) warranties, a RICS Level 2 Survey is still highly recommended to identify any construction defects or snagging issues that may not be apparent to the untrained eye.

Even brand new properties can have defects arising from rushed construction, poor workmanship, or design issues. Our surveyors are experienced in identifying common new build problems such as hairline cracks in plasterwork, poorly fitted windows and doors, inadequate insulation, and issues with damp proofing. Having a Level 2 survey carried out on a new build property gives you the opportunity to have these issues addressed by the developer before they become more serious problems down the line. The report provides documented evidence of any defects, which can be useful when negotiating with the developer or warranty provider.

New build properties in Shildon are typically constructed using modern methods including cavity wall construction with brick external leaves and blockwork inner leaves, often with timber frame roof structures. While these construction methods generally perform well, our surveyors still check for issues such as inadequate insulation in walls and roofs, incorrect installation of damp proof courses, and potential thermal bridging or condensation risks. The newer developments in Shildon, particularly those on the outskirts of town, may also be affected by surface water flooding due to local topography and drainage systems, which we will assess during the survey.