RICS Level 2 Homebuyer Survey in Tees Valley

The RICS Level 2 Homebuyer Survey is our most popular survey type, designed specifically for conventional properties built after 1900 and valued up to £1 million. This survey provides a thorough visual inspection of the property, assessing its overall condition and identifying any defects that might affect its value or require repair. Unlike a basic mortgage valuation, which focuses solely on the property's worth to the lender, a Level 2 survey gives you a detailed understanding of the property's physical state.

During our inspection, we examine all accessible areas of the property, both internally and externally. We assess the condition of the walls, roof, foundations, and other key structural elements. We check windows and doors, inspect the condition of services such as electricity, gas, and drainage, and look for signs of damp, rot, or pest infestation. The survey also includes a market valuation and an estimate of the rebuilding cost for insurance purposes.

Our reports use a clear traffic light rating system to highlight the condition of different elements, making it easy for you to see which areas require immediate attention and which are in satisfactory condition. We provide practical advice on any issues found, including recommendations for further specialist investigations if needed. Our goal is to give you all the information you need to proceed with your purchase with confidence.

Each section of the report is clearly laid out with condition ratings ranging from red (requires urgent attention) through amber (needs attention eventually) to green (satisfactory condition). This visual system was developed by RICS to help buyers quickly identify the most critical issues while also understanding the overall condition of the property. For properties in Tees Valley, we pay particular attention to issues common in the region's housing stock, including the condition of older roof structures, signs of movement in properties built on clay soils, and any evidence of mining-related subsidence in former coal mining areas.

• Visual inspection of all accessible areas
• Assessment of walls, roof, and foundations
• Evaluation of damp, rot, and timber defects
• Check of windows, doors, and joinery
• Inspection of services and utilities
• Market valuation and rebuild cost estimate

Our surveyors regularly identify certain defects that are particularly common in Tees Valley properties, given the age and construction methods used in the area. Understanding these issues helps you know what to expect and why a professional survey is so valuable. Many properties in the region date from the Victorian and Edwardian periods, meaning they were built using traditional techniques that differ significantly from modern construction standards.

One of the most frequently encountered issues is damp, particularly rising damp in properties with solid brick walls that lack proper damp-proof courses. Penetrating damp is also common, especially in older roofs where tiles have deteriorated or flashings have failed. Condensation affects many properties, particularly those with poor ventilation, and can lead to black mould growth. Our surveyors check thoroughly for all forms of damp and will advise on appropriate remedies.

The local geology presents specific challenges that our surveys address. The Tees Valley is underlain by clay deposits, particularly in river valleys and coastal plains. Clay soils are prone to shrink-swell behaviour, expanding when wet and contracting during dry periods. This ground movement can cause subsidence or heave, especially for properties with shallow foundations or those with large trees nearby. Our surveyors inspect for signs of structural movement and can advise on the need for further investigation.

Electrical and plumbing systems in older properties often require attention. Many Victorian and Edwardian properties in Middlesbrough and Stockton-on-Tees still have original fuse boards and galvanised steel pipework, which can pose safety risks and may not meet current regulations. Our survey includes an assessment of the condition of electrical and plumbing installations, with recommendations for updates where necessary. Given the age of much of the housing stock, we also frequently identify timber defects including woodworm and various forms of rot, particularly in suspended timber floors and roof structures.

• Rising damp in solid-walled properties
• Roof defects and tile deterioration
• Subsidence from clay soils or mining legacy
• Outdated electrical wiring
• Timber rot and woodworm
• Structural movement and cracking

Beyond construction defects, Tees Valley properties face specific environmental challenges that our surveys identify and assess. Flood risk is a significant consideration for property buyers in the area. The River Tees and its tributaries pose a flood risk to properties in floodplains, particularly in parts of Stockton-on-Tees, Middlesbrough, and Darlington. Areas such as the Teesmouth and riverside locations require careful assessment, and we note any visible signs of previous flooding or flood risk factors during our inspection.

Coastal areas in Redcar and Cleveland and Hartlepool face tidal flooding and erosion risks, especially during storm surges and high tides. Properties close to the coastline in areas like Redcar, Saltburn, and Hartlepool may face increasing long-term risks from coastal erosion. Our reports flag properties in identified flood or erosion zones so you can make an informed decision about insurance requirements and potential future costs. The increasing frequency of severe weather events means these environmental factors are becoming more important considerations for buyers.

Surface water flooding can affect urban areas across Tees Valley during periods of heavy rainfall when drainage systems become overwhelmed. This is particularly relevant in more densely built-up areas of Middlesbrough and Stockton-on-Tees where large areas of hardstanding limit natural drainage. Our surveyors note flood risk factors and can advise on the need for flood risk assessments and appropriate insurance. Properties in identified flood zones may require specific insurance coverage, and understanding these risks before you buy is essential for accurate budgeting.

The combination of river flooding, coastal risks, and surface water flooding means that Tees Valley buyers should carefully consider the location-specific flood history of any property. We recommend checking the Environment Agency flood maps and, for properties in high-risk areas, obtaining a detailed flood risk assessment before completing your purchase. Insurance costs can vary significantly depending on flood risk, so understanding these factors early in the buying process helps with budget planning.

• River flooding from River Tees
• Coastal flooding in Redcar and Hartlepool
• Surface water flooding in urban areas
• Coastal erosion risks
• Clay soil subsidence
• Historic mining subsidence