RICS Level 2 Survey in Spittal

Our RICS Level 2 Survey provides a thorough inspection of the property's accessible areas, identifying visible defects and potential issues that could affect value or safety. The survey includes a detailed assessment of the roof, walls, windows, doors, floors, ceilings, and timbers, as well as the condition of plumbing, electrical installations, and damp-proofing measures. In Spittal's older properties, we pay particular attention to signs of damp, which is a common issue in coastal properties exposed to driving rain and salt-laden air. Our chartered surveyors examine all accessible roof spaces, including any loft conversions or storage areas, and note the condition of insulation and any visible defects in the structure.

The report uses a clear traffic light rating system to highlight defects: red for serious issues requiring urgent attention, amber for matters needing future repair, and green for satisfactory conditions. We also provide market valuation and insurance rebuild cost estimates, which prove invaluable for mortgage arrangements and future planning. Our surveyors photograph and document all significant findings, giving you a comprehensive visual record alongside our written analysis. This valuation component is particularly useful in Spittal's market, where property values have shown steady growth of 12% over the past five years, helping you understand how the property sits within the current market.

Properties in Spittal often feature traditional stone and brick construction with local sandstone facings, dating primarily from the Victorian and Edwardian periods. Many seafront properties along the promenade were built in the late 19th century as holiday accommodation, while inland streets feature stone terraces typical of working-class housing from that era. Our chartered surveyors understand these construction methods and can identify issues specific to solid-wall properties, such as rising damp, penetrating damp, and the condition of traditional timber sash windows. We also assess any extensions or modifications, verifying they comply with regulations and don't compromise structural integrity. Properties that have been converted from single-family homes to flats require particular attention to shared infrastructure and any alterations made during the conversion process.

• Roof structure and covering
• Walls, foundations, and damp assessment
• Windows, doors, and joinery
• Plumbing and electrical systems
• Timber floors and joists
• Boundary walls and outbuildings

Our surveyors regularly identify several recurring issues in Spittal's housing stock. Damp features prominently, particularly in older properties where original damp-proof courses may be inadequate or have failed over time. Penetrating damp often affects walls exposed to prevailing winds carrying moisture from the North Sea. Properties along the coastal road and those on elevated positions facing the sea are particularly vulnerable to driving rain penetration. Rising damp can be problematic in solid-wall properties without effective damp-proof membranes, and we often find that Victorian-era properties lacking modern damp-proofing require remediation. We assess the extent of any damp penetration and recommend appropriate specialist treatment from qualified damp-proofing contractors.

Roof conditions frequently require attention, especially on older properties with original slate or tile coverings. Slipped tiles, degraded pointing to ridge tiles, and deterioration of lead flashing are common findings. Many Victorian properties in Spittal feature Welsh slate roofing, which while durable can still suffer from nail sickness and individual tile failures. Our surveyors thoroughly inspect accessible roof voids and note any timber defects that require remediation. We pay particular attention to the condition of mortar pointing on parapet walls, as these are prone to deterioration in coastal environments where salt deposition accelerates decay.

Electrical and plumbing systems in older properties often fall below current standards. Rewiring may be required in properties dating from before the 1970s, while older plumbing systems with lead or galvanized steel pipes may need replacement. We highlight these issues in our report so you can budget for necessary upgrades. In our experience, properties that haven't been updated since the 1960s or earlier almost always require some degree of electrical upgrading to meet modern requirements, and we provide guidance on the urgency of this based on the condition observed. Structural movement, typically minor settlement in older buildings, is also assessed, with our surveyors distinguishing between normal aging and more serious structural concerns requiring specialist investigation.

The proximity to the North Sea brings specific challenges that our surveyors are trained to identify. Salt deposition on external walls can cause deterioration of mortar pointing and accelerate weathering of sandstone facades. Cast iron rainwater goods commonly found on Victorian properties are particularly susceptible to corrosion in coastal locations, often showing significant rusting within a few hundred metres of the sea. Our reports include detailed assessments of these elements so you can plan for necessary maintenance and replacement.

• Rising and penetrating damp
• Roof tile slip and pointing decay
• Timber rot and woodworm
• Outdated electrical wiring
• Galvanized plumbing
• Minor structural movement
• Salt corrosion to external metalwork

The geology underlying Spittal consists primarily of Carboniferous sedimentary rocks, including sandstones, shales, and limestones. Superficial deposits often include glacial till (boulder clay) in many areas, with alluvial deposits near the coast and river estuaries. Properties built on clay-rich soils face a moderate shrink-swell risk, where ground volume changes significantly during extended wet or dry periods. This can cause minor structural movement, particularly in properties with shallow foundations or large trees nearby drawing moisture from the soil. Our surveyors assess the condition of walls and pointing for any signs of movement that might be related to ground conditions, noting that properties on the hillier parts of Spittal may have deeper foundations than those on lower ground.

Flood risk is an important consideration for Spittal property buyers. The coastal location means areas immediately adjacent to the shoreline face tidal flooding and erosion risks during storm surges and high tides. Properties along the seafront promenade are particularly vulnerable during extreme weather events, and our surveyors note any evidence of previous flooding or water damage. While Spittal isn't directly on the main River Tweed, low-lying areas near tributaries could experience fluvial flooding. Surface water flooding can also occur during heavy rainfall when drainage systems become overwhelmed. We recommend that buyers check the government flood risk maps and consider this when making their purchase decision, particularly for lower-priced properties that may be more attractive to first-time buyers.

Another environmental consideration specific to the Northumberland region is radon gas. Parts of Northumberland are designated as radon-affected areas, meaning a percentage of homes exceed the action level. While Spittal isn't in the highest-risk category, our surveyors may recommend radon testing, particularly for properties with suspended timber floors or known to have elevated readings in the vicinity. This is a straightforward test that could have long-term health implications if elevated levels are present. Testing involves placing small detectors in the property for a period of typically 2-3 months, and mitigation systems are available if required.