RICS Level 2 Survey in Wawne

A RICS Level 2 Survey, formerly known as the HomeBuyer Report, provides a thorough inspection of the property's accessible areas without the invasive checks of a full building survey. Our surveyors examine the roof structure, walls, floors, windows, doors, and key fixtures, looking for visible defects, potential future problems, and any areas requiring urgent attention. The resulting report includes a clear condition rating system that highlights issues from not inspected through to urgent matters requiring immediate repair. This systematic approach ensures you receive a consistent, comparable assessment regardless of which property you are considering.

For properties in Wawne, our surveyors pay particular attention to the local geology and construction patterns common throughout the East Riding. The village sits on glacial till and boulder clay overlying chalk, which presents a moderate to high shrink-swell risk that can lead to subsidence or heave in properties with shallow foundations. This is especially relevant for the significant proportion of homes built before 1980, which account for approximately 75% of the housing stock in the area. Our reports include specific observations about movement indicators such as cracking patterns, door alignment, and window operation, along with foundation condition observations where visible from the surface.

The Level 2 Survey also includes a market valuation and an insurance reinstatement figure, giving you confirmation that the property is appropriately valued for lending purposes. If our surveyor identifies significant issues, such as damp problems common in older solid-wall properties or roof defects in homes approaching their fifth decade, you can use this information to request repairs or negotiate a reduction in the purchase price. This valuation aspect alone can save you thousands by ensuring you do not overpay for a property with hidden problems.

Our inspection covers all key structural elements and building services. We assess the roof space where safe and accessible, examining rafters, joists, and insulation levels. We check wall surfaces for signs of damp, cracking, or render failure. We inspect floor surfaces for softness or unevenness that might indicate structural issues. Windows and doors are tested for operation and condition, while we also note the condition ofsealants and glazing. Our surveyors additionally observe electrical consumer units and plumbing installations, flagging any obvious concerns that might require further investigation by specialists.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp and moisture detection
• Electrical and plumbing observations
• Foundation and structural indicators
• Market valuation and reinstatement calculation

The housing stock in Wawne reflects the village's history as a rural community that expanded significantly during the mid-twentieth century. With 45.2% of properties being detached homes and 35.1% semi-detached, the predominant character is family-oriented housing built between 1945 and 1980. These properties often feature traditional cavity wall construction, but those built before the 1930s may have solid walls, which require different considerations for damp proofing and insulation. Understanding these construction differences is essential, as solid-wall properties are more susceptible to penetrating damp and may require specific remediation approaches.

Our experience in the East Riding means we understand how local materials perform over time. Red brick is the dominant construction material in Wawne, with some render finishes on more modern properties. The timber roofs typically feature slate or tile coverings, and our surveyors routinely check for slipped tiles, deteriorated flashing, and signs of past water ingress that are common in properties of this age. We have seen numerous cases where original roof coverings on 1950s and 1960s properties are reaching the end of their service life, with tiles becoming brittle and underfelt deteriorating.

Older properties dating from before 1919 make up around 20% of the housing stock, and these often present the most complex survey findings. From outdated electrical wiring that does not meet current regulations to original plumbing systems nearing the end of their service life, our surveyors document every issue. Properties in this age bracket may have lead water pipes, cast iron drainage that has corroded, or consumer units that would not pass current electrical safety standards. Several properties in Wawne are Grade II listed, including St Peter's Church and various farmhouses and cottages, and these heritage properties may require specialist attention beyond the standard Level 2 inspection.

The most common defects we identify in Wawne properties relate to damp, roofing, and structural movement. Rising damp is frequently found in older solid-wall properties where the original damp proof course has failed or was never installed. Penetrating damp often affects properties where render has cracked or pointing has deteriorated. Roof problems range from slipped tiles and failed flashings to more serious issues with rafters and purlins. Given the clay soil underlying much of the village, we also commonly identify signs of subsidence or heave, with wall cracks that follow characteristic patterns indicating foundation movement. Our detailed reports explain these issues clearly and advise on appropriate remediation.