RICS Level 2 HomeBuyer Survey in Whitton and Tosson

Our RICS Level 2 HomeBuyer Survey provides a thorough inspection of the property's visible and accessible elements. We examine the walls, roof, floors, doors, and windows, assessing their current condition and identifying any defects that require attention. Our inspectors check for signs of damp, timber decay, structural movement, and roof deterioration, issues that are particularly relevant to the older properties prevalent in this area. The survey includes a visual inspection of services such as plumbing and electrical installations, though we always recommend specialist testing for older electrical systems.

The report categorises defects using a simple traffic light system: red for urgent issues requiring immediate attention, amber for defects that need future repair, and green for satisfactory condition. This clear format helps you prioritise remediation work and negotiate with sellers if significant issues are identified. In Whitton and Tosson, where many properties are constructed from traditional sandstone and date from the 18th and 19th centuries, our inspectors pay particular attention to the condition of lime mortar pointing, sandstone weathering, and the integrity of traditional roof coverings.

We also assess the property's environment, including flood risk and ground conditions. While the overall flood risk in Whitton and Tosson is very low according to GOV.UK data, we note any factors that could affect the property long-term. Our surveys include a market valuation and an insurance rebuild cost estimate, giving you complete information for your purchase decision. If we're unable to access certain areas due to obstructions or stored belongings, we note this in the report so you understand the limitations of the inspection.

The underlying geology of Whitton and Tosson consists largely of Carboniferous sedimentary rocks, including the Fell Sandstone Formation which is prominent in the nearby Simonside Hills. This geology typically presents a low shrink-swell risk, meaning foundation movement from clay soils is less likely than in other parts of the UK. However, our surveyors still examine properties carefully for signs of movement, as older buildings with shallower foundations can still experience settlement issues regardless of the underlying ground conditions.

Our inspectors frequently identify damp and moisture problems in the older properties throughout Whitton and Tosson. Traditional sandstone buildings constructed with lime mortar are particularly vulnerable to moisture ingress, especially where damp-proof courses have failed or been breached by ground levels over time. Inadequate ventilation in older properties can also lead to condensation issues, particularly in bedrooms and bathrooms. Our surveys thoroughly assess the extent of any damp problems and recommend appropriate remediation. We use moisture meters and damp detection equipment as part of our standard inspection process.

Roof defects represent another common finding in this area. Traditional red pantile and grey slate roofs on 18th and 19th-century properties often show signs of age, including failed mortar to ridge tiles, damaged or missing tiles, and deterioration to roof timbers. Many older roofs were not designed to support the weight of modern concrete tiles, and re-roofing with heavier materials can cause structural issues known as roof spread. Our inspectors examine roof spaces internally and externally where safe access permits, documenting any defects that require attention. Properties near Tosson Hill and the Simonside Hills may also be exposed to stronger winds, which can cause storm damage to roof coverings.

Structural movement and cracking are assessed carefully in Whitton and Tosson properties. While the underlying geology indicates low shrink-swell risk, older properties with shallower foundations can still experience movement due to ground conditions, tree root influence, or settlement. Our surveyors identify cracks, assess their nature and cause, and indicate whether they appear to be active or historic. Timber decay, including wet rot and dry rot, is another frequent finding, particularly in properties with persistent damp issues or inadequate sub-floor ventilation. This is especially relevant for properties that have been vacant for extended periods as holiday lets.

Electrical and plumbing systems in older properties often require attention. Wiring installed more than 25-30 years ago may not meet current regulations and poses potential fire risks. We recommend obtaining an Electrical Installation Condition Report (EICR) from a qualified electrician for properties with older electrical installations. Similarly, lead water pipes and outdated plumbing fittings may require replacement. Our surveys highlight these concerns and recommend appropriate specialist inspections. Many properties in the Whitton Conservation Area will have some original features that require careful assessment.

Chimney and flue defects are particularly relevant in Whitton and Tosson, where many period properties have retained their original chimney stacks. These can suffer from deterioration due to exposure to Northumbrian weather, including frost damage to brickwork and stonework, failed flashing, and deterioration of internal flues. Our inspectors assess chimney condition as part of the standard survey, noting any signs of instability or water ingress that could affect the wider property structure.