RICS Level 3 Building Survey in Hazlerigg

Our RICS Level 3 survey goes far beyond a basic condition report. We inspect all major structural elements including walls, floors, roofs, and foundations. In Hazlerigg properties, this is particularly important given the local geology. The clay-rich soils in this area can cause foundation movement over time, especially in properties with shallower foundations typical of mid-20th century construction.

We examine the condition of the roof structure, checking for signs of subsidence, damp penetration, and timber defects. Many properties in Hazlerigg feature pitched roofs with traditional timber rafters, and our inspectors assess these thoroughly for rot, insect damage, and structural adequacy. We also inspect flat roof sections where applicable, noting any signs of deterioration or inadequate falls.

The survey includes assessment of all visible joinery, including windows, doors, and skirting boards. We check for signs of settlement movement, which can be particularly relevant in older terraced properties where differential movement between adjacent houses is sometimes observed. Our inspectors also examine extensions and alterations, verifying they appear to have been carried out properly and with appropriate planning permissions where required.

We specifically assess the condition of load-bearing elements, including beams, joists, and lintels. In period properties, we check for any previous structural alterations that may have been carried out without proper calculations. Our surveyors note the condition of any retaining walls, particularly relevant for properties on sloping ground near the village edges.

• Foundation and substructure assessment
• Roof covering and structure inspection
• Wall construction and condition
• Damp and timber decay evaluation
• Electrical and plumbing visible defects
• Boundary and outbuilding assessment

Hazlerigg's history as a colliery village shapes much of its housing stock. The Hazlerigg Colliery operated from 1892 to 1964, with the Havannah Drift Mine continuing until 1977. During these decades, thousands of miners' cottages were built to house workers and their families. These properties were constructed with solid walls and traditional methods that served well for decades but now require careful assessment by experienced surveyors.

The majority of period properties in Hazlerigg feature solid brick walls, typically without cavity insulation. While these walls were durable, they are more susceptible to damp penetration than modern cavity walls. Our inspectors assess the condition of render where applied, checking for cracks, delamination, and signs of penetrating damp. Many miners' cottages have had render applied over the years, and we evaluate whether this is in good condition or masking underlying issues.

Roof structures in older Hazlerigg properties often feature traditional timber rafters with bitumen felt underlay. These roofs, now approaching or exceeding 60 years of age, commonly require attention to verges, ridges, and flashing details. Our surveyors access the roof space wherever possible to assess the condition of timbers, checking for signs of past or active roof leaks that may have caused rot or staining.

Many properties have been extended over the years, with single-storey rear extensions being particularly common. We assess these additions for structural adequacy, checking that they appear to be properly tied into the main structure and that any openings formed in the original walls have adequate lintels. We also verify that planning permissions and building regulations approvals appear to have been obtained where visible from our inspection.

Hazlerigg's history as a colliery village means a significant proportion of its housing stock dates from the late 19th to mid-20th century. These miners' cottages were built with solid walls and traditional construction methods that served well but now require careful assessment. Our inspectors understand the typical defects found in this era of construction, including deteriorating render, damp penetration through solid walls, and aging roof structures.

The area has seen substantial new development in recent years, with developments like The Maples offering modern energy-efficient homes. While newer properties generally require less extensive surveying, our Level 3 survey still provides valuable protection. We can identify any snagging issues, verify the quality of construction, and ensure all building regulations have been met.

The ongoing expansion of Newcastle Great Park into areas administered by Hazlerigg Parish Council has brought additional property transactions in the area. New builds near the A1 North Brunton Interchange, including the 140-home development by Barratt David Wilson Homes, represent modern construction standards that our inspectors are equally familiar with assessing.

The average property price in Hazlerigg stands at around £190,912, with detached properties averaging £331,667. Given these significant investments, our thorough survey provides essential protection for buyers. The recent 1% year-on-year price adjustment reflects a stabilising market, making comprehensive surveying even more valuable for ensuring you get full value for your money.

• Pre-1919 terraced properties
• Post-war semi-detached houses
• Modern new build homes
• Period detached properties
• Contemporary apartments

Your RICS Level 3 survey report uses a clear traffic light rating system to highlight defects. Red ratings indicate serious issues requiring urgent attention, amber marks defects that should be attended to within the next 12 months, and green denotes satisfactory condition. This system helps you prioritise repairs and negotiate with sellers based on the findings.

Each defect in the report includes a description of the problem, its probable cause, and our recommendation for remedial action. We also provide cost guidance for significant repairs, though we always recommend obtaining quotes from qualified contractors before finalising any purchase negotiations. The report is written in plain English, avoiding unnecessary technical jargon while maintaining professional accuracy.

For properties in Hazlerigg, we commonly identify issues related to the local clay soils, aging roof coverings, and wear and tear in period properties. Our reports are accepted by mortgage lenders and provide the professional assessment required for property transactions. Should the survey reveal serious defects, you have the opportunity to renegotiate the purchase price or withdraw from the transaction.

The report also includes a section on urgent matters that require immediate attention, such as unsafe electrical installations or significant structural defects. We photograph all major issues and provide clear guidance on what needs to be addressed and by whom. This helps you make informed decisions about proceeding with your purchase.

Hazlerigg has seen significant residential growth in recent years, with several new developments bringing modern housing to the area. The Maples, built by Miller Homes on Primrose Lane, offers 2-5 bedroom energy-efficient homes with prices starting from £178,950. These modern properties benefit from current building regulations but can still have defects that our survey identifies.

Havannah Park on Corver Crescent and Winder Drive features detached and semi-detached homes from Bellway. These properties represent modern construction techniques, but our Level 3 survey can still identify snagging issues, minor defects, and areas where construction quality may not meet expected standards. Even new homes can have hidden problems.

The approved development by Barratt David Wilson Homes between Newcastle Great Park and Hazlerigg village will add 140 new homes near the A1 North Brunton Interchange. This includes 15% affordable housing. Additionally, Banks Property has approval for 73 homes between Brunton Lane and Rose Tree Avenue. These new developments expand housing options but buyers should still consider a survey for their protection.

While new build properties typically come with warranties such as NHBC cover, these warranties may not cover all defects or may have limitations. Our RICS Level 3 survey provides an independent assessment that identifies issues before they become costly problems, giving you leverage with the developer if defects are found.