RICS Level 2 Survey in TS12 2

A RICS Level 2 Survey provides a comprehensive inspection of the main accessible areas of a property. Our surveyors examine the walls, floors, ceilings, roof space, joinery, and basic services. The survey uses a simple traffic light rating system to highlight areas of concern, with red indicating serious issues that require urgent attention, amber flagging defects that need repairing, and green confirming satisfactory condition. This clear, visual system makes it easy for you to understand the overall condition of the property at a glance.

Within the TS12 2 area, many properties date from the Victorian and Edwardian periods, particularly in Saltburn and the older parts of Skelton. These period properties often feature traditional brick construction and original architectural details, but they can also harbour hidden issues such as rising damp, outdated electrical wiring, and aging roof structures. Our Level 2 Survey specifically looks for these common problems and provides practical recommendations for addressing them. We have extensive experience with the older housing stock in this area and know precisely what defects are most likely to be present.

The survey also includes a market valuation if you request this as an optional extra, which can be useful for mortgage purposes and insurance assessment. We examine the property's location relative to potential hazards such as flood risk areas and consider local environmental factors that might affect value or habitability. For properties in the TS12 2 area, our surveyors are familiar with the local housing stock and the typical issues that affect homes in this coastal and former mining region. We can also advise on any planning constraints or conservation considerations that may affect the property.

Our inspection covers the main building fabric, including walls both internally and externally where accessible, floors and flooring timbers, ceilings and ceiling timbers, and the roof structure including coverings. We inspect fitted kitchens and bathrooms, examine the condition of windows and doors, and carry out a basic assessment of the electrical and plumbing installations. Any chimneys, flues, and ventilation systems are also checked. The resulting report provides you with a clear picture of the property condition before you commit to your purchase.

• Full structural inspection of walls, floors and ceilings
• Roof space and covering assessment
• Damp and timber decay detection
• Electrical and plumbing condition check
• Valuation service (optional add-on)
• Clear traffic light rating system for all areas

Properties throughout the TS12 2 postcode area present specific challenges that our surveyors know well. The older housing stock in this region, particularly Victorian and Edwardian homes in Saltburn, often features solid brick walls without modern cavity insulation. These properties commonly suffer from rising damp, especially where original damp-proof courses have failed or were never installed. Our surveyors check thoroughly for signs of damp penetration and recommend appropriate remediation. We have found that properties in the TS12 2 area frequently require attention to damp-proofing, particularly those with solid brick construction.

The local geology in parts of the TS12 area includes shrink-swell clay deposits, which can cause ground movement affecting foundations. This is particularly relevant for properties with shallow foundations common in older buildings. During our inspection, we look for signs of structural movement such as cracking patterns, door and window misalignment, and uneven floors. While not all properties are affected, our surveyors know exactly what to look for in the local area. The British Geological Survey identifies shrink-swell clays as the most damaging geohazard in Britain, making foundation assessment particularly important for properties in this region.

Many properties in the TS12 2 area will have original electrical systems from the mid-20th century or earlier. These installations often fall well below current electrical safety standards and may pose fire risks. Our Level 2 Survey includes a visual check of the electrical consumer unit, wiring condition where visible, and plug sockets. We recommend a full Electrical Installation Condition Report (EICR) for older properties, which we can arrange as an additional service. Properties with original fuse boxes or fabric-covered cabling are particularly common in this area.

Roof conditions vary significantly across the TS12 2 area depending on property age and maintenance history. Victorian properties typically feature pitched roofs with slate or tile coverings, while later additions may have flat roofs that are more prone to deterioration. Our surveyors inspect roof spaces wherever accessible and assess the overall condition of coverings, flashings, and drainage systems. In coastal areas like Saltburn, we also check for salt erosion and corrosion of metal elements, which can be accelerated by the marine environment.

The former mining legacy of the TS12 area means some properties may have been built on ground that has been affected by historical mining activity. While not all properties are affected, our surveyors are aware of this potential issue and will note any signs of ground instability or movement that might be related to historical mining. If concerns are identified, we can recommend further investigation by a specialist.