RICS Level 2 Survey in Togston

The Togston area presents unique surveying considerations that only a local expert will recognise. Properties in this hamlet often feature traditional Northumbrian construction methods, including thick sandstone or whinstone walls, small deep-set windows, and slate or stone-tiled roofs. Many older buildings utilise lime mortar, which requires specific knowledge to assess properly. Our surveyors have extensive experience evaluating properties across Northumberland's coastal and rural areas, meaning they know exactly what to look for when inspecting a Togston home. We've seen countless properties where a generic surveyor might miss the subtle signs of movement in traditional sandstone walls or the early stages of deterioration in lime mortar pointing that has been incorrectly repaired with modern cement.

Recent property transactions in the area demonstrate the range of properties available. A flat in Togston Terrace sold for £47,000 in October 2024, while an end terrace property on Togston Road changed hands for £155,000 in July 2024. The average price in Togston Crescent sits around £104,000, showing some variance from the broader Northumberland county average of £187,335. These price differences reflect the variety of property types and conditions you might encounter when house hunting in this area. Properties at the lower end of the price range may require more extensive renovation work, while higher-priced homes might offer more modern amenities but could still have underlying structural issues that only a professional survey will reveal.

The local geography also plays a significant role in property condition. Togston sits near the Northumberland coastline, where areas with sand dunes and soft glacial clays experience ongoing erosion challenges. Properties near Druridge Bay and the coastal areas may face flood risk and erosion concerns that our surveyors specifically assess. Understanding these local factors is essential for any property purchase in this beautiful but geographically specific part of North Northumberland. The glacial clay geology present in parts of this area can also create shrink-swell risks for foundations, particularly in properties with trees nearby or those that have experienced periods of drought followed by heavy rainfall.

We also regularly inspect properties in newer developments in the area. The Broomhill View development by Persimmon Homes offers modern properties close to Togston, and our team has extensive experience surveying these newerbuilds. While new properties typically have fewer issues, we still identify snagging items, potential defects in windows, doors, and fittings, and any issues with the build quality that may not be immediately obvious to an untrained eye. Even new homes benefit from our independent assessment before you commit to your purchase.

• Traditional sandstone construction
• Coastal erosion considerations
• Lime mortar assessment
• Flood risk evaluation
• Historic property specialist knowledge

Togston civil parish contains 7 listed buildings, with Togston Hall being particularly notable as a Grade II* listed building. This historic structure dates back to a 16th-century bastle house, with later remodelling carried out in 1685 and subsequently through the 18th and 20th centuries. The property features metre-thick walls constructed from irregular rubble masonry, demonstrating the robust traditional building methods used in this area. Understanding the historical significance and construction of these buildings is essential when assessing their condition, as repairs must often be carried out in accordance with listed building regulations.

If you're purchasing a historic property in or around Togston, our surveyors understand the specific challenges these buildings present. Traditional construction often incorporates features that differ significantly from modern building standards, and our inspectors know how to assess these appropriately. We look for signs of movement in thick sandstone walls, evaluate the condition of historic lime mortar pointing, and identify any restoration work that may be needed. We understand that lime mortar needs to breathe and that inappropriate repairs using modern cement-based mortars can actually cause more damage than good. Our reports provide practical advice that takes into account both the building's historic character and its ongoing maintenance needs.

Properties in the wider NE65 area also include those from various periods of construction. The Broomhill View development by Persimmon Homes offers newer properties, while other areas feature Victorian and Edwardian houses built with the characteristic local sandstone and brick dressings. Our surveyors adapt their inspection approach based on the property's age and construction type, ensuring you receive accurate, relevant information regardless of what property you're considering. We also assess any extensions or alterations that may have been carried out over the years, checking that they were properly constructed and don't compromise the integrity of the original structure.

Properties throughout the Togston area showcase the characteristic building methods of North Northumberland. Local grey sandstone is the predominant walling material, sourced from quarries in the region and giving buildings their distinctive appearance. The sandstone is typically laid in random rubble courses, creating the irregular but visually appealing pattern seen in traditional cottages and farm buildings throughout the area. Our surveyors understand how to assess this type of construction, recognising that some movement and weathering is normal in older properties while identifying when defects indicate more serious structural issues.

Roofing in the Togston area typically features either red pantiles or grey slate, both of which are characteristic of Northumbrian vernacular architecture. Red pantiles were commonly used from the 19th century onwards, offering a distinctive warm colour that contrasts with the grey of the sandstone walls. Slate was imported from Wales and later from Lake District quarries, and remains popular for its durability and traditional appearance. Our inspectors examine roof coverings carefully, checking for damaged or missing tiles, assessing the condition of ridge tiles and pointing, and examining any velux windows or other roof penetrations that may have been installed.

Traditional buildings in this area typically utilise lime mortar rather than modern cement-based mortars. Lime mortar is softer and more permeable than cement, allowing moisture to evaporate from the walls rather than becoming trapped. This is particularly important in older sandstone buildings, where trapped moisture can cause the stone to deteriorate. Our surveyors assess the condition of lime mortar pointing, looking for signs of cracking, erosion, or previous repairs that may have used inappropriate materials. We can advise on the importance of maintaining lime mortar and the potential costs of re-pointing if this work is needed.