RICS Level 2 Survey in TS13

The TS13 postcode covers a unique stretch of the North Yorkshire coast where property types range dramatically. looking at a Victorian terraced property on Westfield Terrace in Loftus, a stone-built character cottage in Staithes, or a modern development in Saltburn-by-the-Sea, each property type comes with its own set of potential issues that our inspectors know to look for. The diversity of housing stock here, from period properties dating back to the 18th century to more recent constructions, means that a professional survey is essential before committing to any purchase.

Many properties in this area are constructed from traditional materials including sandstone and stone, particularly the older cottages and farmhouses like Handale Abbey Farmhouse in Grinkle, which is a Grade II listed building. These older properties often feature solid walls rather than cavity wall insulation, which can lead to different damp and condensation issues compared to modern builds. Our surveyors examine the condition of external stonework, pointing, and any signs of water penetration that are particularly relevant in coastal locations. We also check the condition of any render on properties in Staithes and Skinningrove, where salt-laden air can cause accelerated deterioration.

The coastal position of TS13 brings specific environmental considerations that our surveyors are trained to identify. Properties in Staithes and Skinningrove are situated just yards from the harbour and face exposure to salt-laden air, which can accelerate the deterioration of external render, timber joinery, and metal fixtures. Our inspectors assess the condition of external walls, roofs, and drainage systems with these coastal factors in mind, noting any areas where salt corrosion or wind-driven rain may have caused damage. We've seen firsthand how properties in these exposed positions require more frequent maintenance than inland homes, and our reports will highlight any areas where this has resulted in visible defects.

The mining heritage of the TS13 area, particularly around Liverton Mines, is another factor that our surveyors consider when inspecting properties. While not all properties in the area will be affected, some locations may have ground stability concerns related to historic mining activity. Our inspectors are experienced in identifying signs of subsidence or movement that could be linked to historical mining, and we'll recommend further investigations if we spot any indicators that warrant concern.

The holiday let market is particularly active in coastal villages like Staithes, Runswick Bay, and Skinningrove, where many properties are used as holiday accommodations rather than primary residences. This can affect the condition of properties, as some holiday lets may see heavier wear and tear than typical residential properties. Our surveyors will note the condition of fixtures and fittings that might reflect this higher usage, and we can advise on what to look for when viewing a property that may have been operated as a holiday let.

• Victorian and Edwardian terraced properties
• Stone-built cottages and farmhouses
• Coastal locations exposed to salt air
• Properties with historic mining background
• Listed buildings requiring specialist attention
• Modern apartments and new builds

Based on our experience surveying properties across Saltburn, Loftus, Staithes, and the surrounding villages, we commonly identify several recurring issues. The age profile of housing in TS13 means that many properties are over 50 years old, with a significant number dating back to the Victorian era or earlier. These older properties typically require closer scrutiny of their structural elements, electrical systems, and plumbing. Victorian and Edwardian properties in particular often have hidden issues that aren't immediately apparent during a viewing, making a professional survey essential.

Damp problems feature prominently in our survey findings for this area. Properties constructed with solid walls, as many traditional stone and brick homes in TS13 are, can suffer from rising damp or condensation issues, particularly in rooms with limited ventilation. Our surveyors check for damp patches, mould growth, and conditions that could lead to future damp problems, especially in ground floor rooms and bathrooms. In coastal properties, we pay particular attention to damp penetration that may be driven by wind-driven rain, which can affect even well-maintained properties in exposed positions like those along the Staithes harbour front.

Roof condition is another area requiring careful assessment. Many older properties in the area feature pitched roofs covered with slate or tile, and our inspectors examine the condition of these coverings, looking for missing or damaged tiles, signs of past repairs, and the condition of flat-roof sections to outbuildings. In coastal areas, salt air can cause accelerated deterioration of roof materials, so properties in Staithes and similar locations receive particular attention in this regard. We also check the condition of lead flashing, which can be particularly vulnerable to corrosion in salt air environments.

Electrical systems in older properties often require updating to meet current safety standards. We identify consumer units (fuse boards) that may be outdated, lack RCD protection, or show signs of wear. We also note the condition of wiring where visible and recommend that a qualified electrician inspect any installation that appears non-compliant with current regulations. Many properties in the TS13 area will have had some electrical updates over the years, but we often find that consumer units in older properties still don't meet current standards, particularly in terraced houses where the consumer unit may be located in the kitchen or hallway.

The historic mining activity in the Liverton Mines area means that some properties in TS13 may be built on ground with historical mining activity. While this doesn't necessarily cause problems, our surveyors are trained to look for signs of ground movement or subsidence that could be related to historical mining. We check for cracking in walls, uneven floors, and doors or windows that don't close properly, which can all be indicators of subsidence. Where we identify concerns, we'll recommend a specialist structural engineer assessment before you proceed with your purchase.