RICS Level 2 Home Survey in Thormanby

Our RICS Level 2 Survey provides a thorough inspection of the property's accessible areas, including walls, ceilings, floors, doors, and windows. We examine the condition of the roof, including its structure, covering, and drainage systems. The survey includes an assessment of any extensions or alterations that may have been carried out, which is particularly relevant in Thormanby where many period properties have been modified over the years to suit changing family needs. Many Victorian and Edwardian homes in the village have had rear extensions added, and we carefully assess these for structural integrity and building regulation compliance.

We check for signs of dampness, rot, or timber defects that could compromise the structural integrity of the property. Our inspectors assess the condition of plumbing and electrical installations where visible, though we always recommend separate professional inspections for these specialist areas. The survey also includes an evaluation of the property's thermal efficiency and any obvious issues with insulation that could affect your energy costs. In older Thormanby properties, we frequently find original single-glazed windows and missing or inadequate loft insulation that would benefit from upgrading.

For properties in Thormanby situated on the clay, sand, and gravel deposits of the Vale of York, we pay particular attention to signs of subsidence or movement that can occur with soil shrinkage. The southern areas of Thormanby near the carr wetlands require careful assessment for potential surface water issues, especially where properties are close to Sun Beck, Birdforth Beck, and Ings Beck tributary systems. Our surveyors are trained to identify the early warning signs of foundation movement, including cracking patterns, doors that stick, and windows that no longer close properly.

The survey also includes a visual assessment of boundaries, outbuildings, and grounds. In Thormanby, many properties come with generous gardens and traditional stone outbuildings that may have been converted or may require maintenance. We note the condition of retaining walls, fences, and any shared boundaries with neighbouring properties, which is particularly important in this village where property boundaries often date back centuries.

• Roof structure and covering
• Wall construction and condition
• Damp and timber assessment
• Foundation and subsidence check
• Plumbing visible elements
• Electrical visible elements
• Window and door condition
• Boundary and outbuilding inspection
• Extensions and alterations
• Thermal efficiency and insulation

Thormanby contains four listed buildings, including the Grade II* St Mary Magdalene's Church with its distinctive sandstone body, brick tower, and Welsh slate roofs, and The Old Rectory, a Grade II listed building constructed with painted stuccoed red brick and Welsh slate or pantile roofs. If you're purchasing a property near these historic buildings or within the vicinity of any period property in the village, our surveyors understand the specific challenges that come with older construction. We know that listed building consent may be required for certain works, and we flag any alterations that might affect your plans.

The traditional building materials found throughout Thormanby, including Yorkshire stone, sandstone, and local brick, require experienced assessors who understand their characteristics and potential issues. Our team recognizes that older properties may have non-standard construction methods that differ from modern building regulations, and we flag any areas where this could affect your insurance or future renovations. Many properties in the village use lime mortar pointing rather than modern cement, which affects breathability and moisture movement through walls.

Properties built on the clay deposits of the Vale of York can experience shrink-swell behaviour during periods of drought or excessive rainfall. Our inspectors are trained to identify the signs of this type of movement, including cracking patterns, door and window sticking, and uneven floors. Early identification of subsidence risk can save you significant remediation costs down the line. We also check for any previous underpinning or ground stabilization works that may have been carried out.

The surrounding agricultural landscape means many Thormanby properties have large gardens that may contain former farm buildings or structures. Our survey includes a visual assessment of any detached buildings, barns, or former mill structures. The barn at Thormanby Mill is a Grade II listed building, and neighbouring properties may have similar historic structures that require careful assessment for condition and potential renovation costs.