RICS Level 2 Survey in Skipsea

A RICS Level 2 Survey, formerly known as a Homebuyer Survey, provides a comprehensive visual inspection of the property's accessible areas. Our surveyors examine the roof, walls, floors, windows, doors, and structural elements, producing a detailed report that highlights any defects, potential issues, and recommended actions. For properties in Skipsea, this inspection takes on added importance given the coastal environment and underlying geological conditions that can affect buildings. We take photographs of any defects found and include these in your report so you can see exactly what our surveyor has identified.

The survey includes a thorough assessment of the property's condition, identifying any urgent defects that require immediate attention and any issues that may affect value or require future maintenance budgeting. Our inspectors specifically look for signs of coastal erosion impact, including any evidence of cliff instability, foundation movement, or structural cracking that could indicate erosion-related problems affecting the property. We examine the surrounding land where accessible, noting the distance from the property to the cliff edge and any visible signs of recent land loss.

We also assess the property's resistance to weather and flooding, which is particularly relevant for Skipsea given its location on the Holderness Coast. The report provides a clear condition rating system for each element of the property, making it easy to understand which issues are minor and which require serious consideration before proceeding with your purchase. Each element receives a rating from A (no repair required) to D (urgent repair needed), giving you a clear picture of the property's overall condition.

Our RICS Level 2 Survey in Skipsea specifically checks the following key areas during our inspection:

• Roof condition and covering
• Wall structure and cracks
• Damp and timber decay
• Windows and doors
• Plumbing and electrical visible aspects
• Structural integrity
• Boundary walls and outbuildings
• Foundation and ground floor condition
• Drainage and guttering
• Any signs of movement or subsidence

Properties in Skipsea reflect the traditional building methods used across the East Riding of Yorkshire, with a mix of older terraced and semi-detached houses alongside more modern bungalow developments from the 1980s. Many older properties in the village were built with solid external walls, typically constructed from local brick or render-coated masonry, which can perform differently to cavity wall construction when subjected to moisture and ground movement. Understanding these construction types helps our surveyors identify potential issues that may not be apparent in newer properties built to modern standards.

The holiday chalets built along the cliffs at Southwick Farm from the 1930s represent another significant portion of the local housing stock. These properties often have more lightweight construction methods, having been originally designed as seasonal accommodation rather than permanent residences. Our surveyors assess these properties with additional scrutiny, as their construction may make them more vulnerable to coastal weather conditions and erosion impact than traditionally built houses. The conversion of some chalets to permanent residences also means we check whether any necessary planning permissions and building regulations approvals were obtained.

Foundation design in Skipsea requires particular attention given the underlying boulder clay geology. Properties built in the 1980s along Green Lane were constructed during a period when foundation design standards were being updated to address shrink-swell clay risks, but earlier properties may have foundations that are less adequate for the local ground conditions. Our surveyors examine the property for signs of foundation movement, looking at internal walls, external brickwork, and door and window frames for evidence of structural movement that could indicate inadequate foundations or ground instability.

Properties in Skipsea face several specific issues that our RICS Level 2 surveys frequently identify. Coastal erosion is the most significant concern, with the cliffs at Skipsea receding at alarming rates. Properties along Green Lane and other areas close to the cliff edge face potential loss of land, structural instability, and in extreme cases, the need for demolition. Our surveyors specifically examine properties for any signs of movement, cracking, or instability that could indicate erosion-related problems. We note the property's current position relative to the cliff edge and advise on any visible concerns.

The shrink-swell behaviour of the underlying boulder clay geology creates another major issue. Clay soils beneath properties expand when wet and contract during dry periods, causing the foundations to move slightly with each seasonal cycle. Over time, this can result in structural damage visible as cracks in walls, particularly around door and window frames, and floors that may feel uneven or slope noticeably. The impact of climate change, with increasingly extreme weather patterns combining drought periods with heavy rainfall, is exacerbating this issue across the region. Our surveyors are trained to identify both recent movement and historic damage that may have occurred over years of seasonal ground movement.

Properties in Skipsea also face heightened flood risk from the North Sea. During high tides and stormy weather, sea spray and wave overtopping can affect coastal properties, leading to damp issues, damage to lower floor finishes, and potential electrical hazards. Our surveyors assess the property's vulnerability to flooding and note any evidence of previous flood damage. We check the condition of external doors and windows, the type of flooring at ground level, and any existing flood mitigation measures that may be in place.

Roof conditions in Skipsea require particular attention due to exposure to strong coastal winds. Tiles can become loose or damaged more quickly than in sheltered locations, and flashing around chimneys and roof edges may deteriorate faster due to salt-laden air. Our surveyors access the roof where safe and practical to do so, examining the condition of tiles, pointing, and any signs of previous storm damage. We also check gutters and downpipes, which can fill with sand and debris carried by coastal winds.

• Coastal erosion impact and cliff instability
• Foundation movement from shrink-swell clay
• Flood and damp issues from coastal exposure
• Roof damage from exposed coastal weather
• Drainage and surfacing water management
• Boundary and land loss concerns