RICS Level 2 Survey in West Auckland

The RICS Level 2 Home Survey provides a thorough inspection of the property's accessible areas, identifying any defects or issues that could affect its value or require future investment. Our chartered surveyors examine the walls, roof, floors, windows, doors, and major systems including plumbing and electrical installations. The survey includes a comprehensive condition rating system that highlights issues requiring immediate attention, those that need future monitoring, and those that meet acceptable standards. This systematic approach ensures you receive a clear picture of exactly what you're purchasing.

For properties in West Auckland, this is particularly valuable given the age profile of much of the housing stock. Many terraced properties along the linear developments leading from the historic village green were constructed in the late 19th and early 20th centuries, meaning they are now well over 100 years old. These properties may have underlying issues related to their original construction, including outdated electrical systems, aging roof structures, and potential damp problems that only a professional inspection can uncover. We frequently find that original Victorian and Edwardian features, while aesthetically pleasing, often require updating to meet modern standards.

The survey also includes a market valuation and an insurance reinstatement figure, helping you understand the property's true worth in the current West Auckland market. With recent price fluctuations showing properties up 23% on the previous year but 11% down from the 2022 peak of £147,141, having accurate, professional valuations ensures you don't overpay for your new home. Our inspectors provide practical advice on any urgent repairs needed and estimate costs for addressing identified issues. This valuation component alone can save you thousands in negotiation leverage.

We specifically assess elements unique to West Auckland properties, including the condition of render on older buildings, the state of pantile roofs common in the area, and any signs of movement or cracking that might indicate subsidence. Our reports include practical guidance on maintaining traditional features while addressing modern requirements, particularly relevant for properties in the conservation area or those with listed building status.

• Visual inspection of all accessible areas
• Condition ratings for each element
• Market valuation and reinstatement estimate
• Advice on defects and required repairs
• Specific assessment of local construction issues
• Energy efficiency overview

West Auckland presents specific challenges that our RICS Level 2 surveys address comprehensively. The geology of the area, characterised by heavy boulder clay soils derived from glacial drift, creates potential for subsidence and foundation movement. When these clay soils dry out during summer months then become saturated in winter, they shrink and swell, potentially causing structural movement that manifests as cracking in walls, uneven floors, and doors that stick or won't close properly. Our surveyors are trained to identify these signs and assess their severity, measuring crack widths and monitoring any patterns that might indicate ongoing movement rather than historical settlement.

The mining legacy of West Auckland adds another layer of consideration for property buyers. Almost all of County Durham is regarded as a former coal mining area, and West Auckland itself had its own colliery until 1967. While many properties have stood for decades without incident, the risk of mine shaft collapse or gradual subsidence from old workings remains. Our inspectors look for telltale signs of mining-related movement and can recommend a mining report if specific concerns are identified. In February 2025, a mine shaft collapse was secured in nearby Bishop Auckland, highlighting that this is a real and ongoing concern in the area that buyers should take seriously.

Flood risk is another local factor that our surveys consider. West Auckland sits between the River Gaunless and Oakley Beck, with designated Flood Warning Areas affecting properties around Station Road, Front Street, and various residential streets. Properties in these areas face potential river and surface water flooding, and our surveyors check for flood resilience measures, past water damage, and drainage conditions around the property. This is particularly important for lower-lying properties and those with basements or cellars. We note flood marks, assess the condition of drainage systems, and advise on any past flooding incidents reported by current owners.

The age of properties in West Auckland means we frequently encounter outdated electrical systems, particularly in homes built before the 1980s. Original VIR ( Vulcanised Indian Rubber ) cabling, old fuse boxes, and insufficient power points are common issues that pose safety risks. We inspect the electrical consumer unit, check the condition of wiring where accessible, and note any obvious deficiencies that would require attention from a qualified electrician. Similarly, we assess gas installations and heating systems, ensuring they meet current safety standards.

Damp problems are prevalent in the older housing stock, particularly in properties with solid walls rather than cavity wall construction. Rising damp, penetrating damp, and condensation issues can all affect traditional West Auckland properties. We examine walls for signs of damp staining, check the condition of damp-proof courses (where visible), and assess ventilation arrangements. Properties with solid walls may require specific advice on managing moisture levels and may benefit from professional damp surveys if significant issues are identified.

• Foundation movement and subsidence signs
• Signs of past mining activity
• Damp and timber decay issues
• Roof condition and age
• Electrical safety and wiring age
• Flood risk and drainage
• Conservation area restrictions