RICS Level 2 Homebuyer Survey in Withernwick

Our RICS Level 2 Homebuyer Survey provides a comprehensive inspection of the property's condition, covering all accessible areas from the roof down to the foundations. We examine the walls, floors, ceilings, doors, and windows, assessing their current state and identifying any defects that require attention. We check the condition of the roof, including tiles, flashing, and chimneys, as well as the gutters and drainage systems that protect the property from water damage. Our report also covers the property's exterior, including walls, pointing, and any render that may be present on Withernwick's traditional brick buildings.

Inside the property, we assess the condition of the damp-proof course, insulation, and ventilation, which are particularly important in older properties that may have solid walls rather than modern cavity wall construction. We examine the plumbing and electrical systems, noting any outdated wiring or pipework that may not meet current safety standards. We also check for signs of dampness, rot, or pest infestation, issues that are commonly found in Withernwick's older housing stock where traditional construction methods were used. Our inspectors have seen firsthand how solid-walled cottages can develop penetrating damp issues when the external brickwork deteriorates or when rendering fails.

Our Level 2 survey specifically addresses the risks associated with properties in the East Riding of Yorkshire. Withernwick's geology, part of the Holderness region, features clay soils that are prone to shrink-swell behaviour, potentially causing subsidence in properties with older, shallow foundations. We are trained to identify the signs of this type of ground movement, including cracks in walls, uneven floors, and doors that do not close properly. We also assess the property's proximity to the Lambwath Stream, which has previously caused flooding in the village, particularly in the South End area near Manor Farm. When we inspect properties near the stream, we pay particular attention to the condition of drainage systems and any visible signs of previous water ingress.

The village's housing stock presents specific challenges that our survey is designed to identify. Withernwick has a high proportion of older properties, with many cottages and farmhouses dating from the 18th and 19th centuries. These older buildings were typically constructed with solid walls that lack the damp-proof courses found in modern cavity wall construction. The red-brown Holderness brick used in local construction, while durable, can suffer from weathering and mortar deterioration over time. We have inspected numerous properties along Church Lane and Main Street where the traditional brickwork requires ongoing maintenance to prevent water penetration.

• Roof and chimney condition
• Damp and rot assessment
• Structural integrity checks
• Electrical and plumbing overview
• Drainage and guttering
• Insulation and ventilation

Withernwick's housing stock presents specific challenges that our Level 2 survey is designed to identify. The village has a high proportion of older properties, with many cottages and farmhouses dating from the 18th and 19th centuries. These older buildings were typically constructed with solid walls that lack the damp-proof courses found in modern cavity wall construction. As a result, we pay particular attention to signs of penetrating damp, rising damp, and condensation, which are common issues in Withernwick's traditional brick-built properties. We regularly find damp issues in properties along Church Lane where the older brickwork has become porous over decades of exposure to the elements.

The clay soils underlying Withernwick and the wider Holderness region present a significant subsidence risk that we carefully assess. During hot, dry summers, clay soils shrink as moisture evaporates, potentially causing foundations to settle unevenly. Trees and large shrubs near properties can exacerbate this problem by drawing water from the soil. We look for indicators of subsidence, including diagonal cracks around windows and doors, bulging walls, and floors that slope or feel uneven. Given the history of the Lambwath Stream bursting its banks in 2007, we also assess the property's vulnerability to flooding and the effectiveness of any existing drainage systems. Properties near the stream, particularly those in the South End area, require careful evaluation of ground levels and drainage.

Roof conditions are another key focus for our surveys in Withernwick. Many older properties feature traditional clay pan-tiles, which can deteriorate over time, with broken or missing tiles, cracked ridge mortar, and failing flashings being common issues. Some properties may have older roofing materials such as Welsh slate or even thatch in rare cases. We examine the roof from both inside the property (where accessible) and externally, providing a comprehensive assessment of its condition and expected remaining lifespan. We also check the condition of chimneys, which are a feature of many traditional properties in the village. During our inspections, we often find that older properties have inadequate loft insulation, which we note in our report along with recommendations for improvement.

The electrical and plumbing systems in Withernwick's older properties often require careful assessment. Many homes built in the 18th and 19th centuries may still have original wiring or lead pipework that does not meet modern safety standards. We identify outdated consumer units, insufficient socket numbers, and potential fire hazards. For plumbing, we note the presence of lead pipes, galvanized steel pipes that may be corroded, and any signs of leaks or poor water pressure. These findings are crucial for buyers planning renovation work, as updating electrical and plumbing systems can represent a significant investment.

• Clay soil subsidence assessment
• Damp and condensation identification
• Roof and tile condition
• Drainage system inspection
• Electrical safety review
• Flood risk evaluation