- Case Study -

Level 2 Home Buyer Survey in Vivers Mill, Pickering, North Yorkshire

Date: March 2025

Introduction

In March 2025, Skyline Property Surveys was instructed to undertake a Level 2 Home Buyer Survey at Vivers Mill Cottage, Mill Lane, Pickering.

The client, who was considering purchasing the property, required clear, independent advice on its condition and any repair liabilities before committing to the purchase.

Pickering is a historic market town in North Yorkshire, near Scarborough, Malton, and York — a desirable location for buyers seeking traditional homes with good access to larger centres.

Vivers Mill, a Grade II listed semi-detached residence, is a period property full of character but with potential maintenance challenges.

Drone shot from above this grade II listed property showing the red tile roof and pale brickwork.

Drone view of the Grade II listed property

Project Background

The cottage dates back to the early 1800s and is constructed from solid York stone.
The pitched roof is finished in Old English pantiles.
Windows are timber-framed and single-glazed.
The ground floor has solid construction floors, while the first floor uses suspended timber.

The property was granted Grade II listed status in 1975 (List Entry No. 1241583), protecting both the exterior and interior.
Any alterations - from changing windows to replastering walls - require listed building consent.

At the time of inspection, the property was vacant but habitable, with mains services connected.
A gas-fired central heating system was present and functional, though no recent servicing certificates were available.

Given the property’s age and listed status, a Level 3 Building Survey would typically have been more appropriate.
However, the client opted for a Level 2 survey, acknowledging the limitations.

Survey Approach

Skyline Property Surveys carried out a visual, non-invasive inspection in line with RPSA standards.

The methodology included:

Drone photography to examine chimneys, roof coverings, and other high-level features.
Moisture meter testing across walls, floors, and chimney breasts to identify dampness.
A systematic condition rating approach:
- Rating 1: No significant issues.
- Rating 2: Repairs required but not urgent.
- Rating 3: Serious defects requiring urgent attention.
- HS: Health & Safety hazard.

This structured method enabled the client to clearly distinguish between urgent concerns and longer-term maintenance needs.

Birds eye view of the building which has lots of holes in the roof.

Key Issues Identified

1. Roof Defects

Several pantiles were cracked, missing, or displaced, leaving gaps vulnerable to water ingress and wildlife entry.

A more serious concern was the damaged sarking felt in the loft above Bedroom 1, where holes and damp timbers indicated ongoing moisture penetration.
Mortar fillets around chimneys had also de-bonded, increasing the risk of leaks.

The surveyor recommended partial roof renewal, with careful salvage and reuse of original pantiles to preserve the building’s historic character.

2. Chimney Hazards

The property has three chimney stacks:

Chimney 1 (gable end):
The H-style pot was severely cracked and at risk of collapse – categorised as a serious Health & Safety hazard.
Chimney 2 (central):
Structurally sound but required mesh fitting to prevent birds from nesting.
Chimney 3 (party wall):
Mortar fillets had started to delaminate and required repair.

3. Rainwater Goods & Drainage

The gutters and downpipes were serviceable but needed cleaning.

Two downpipes discharged directly onto soil at the rear, likely contributing to internal dampness in adjacent walls.

The recommendation was to install gullies or alternative drainage solutions to direct water away from the foundations.

Drone shot from above of all houses in the block where they survey was carried out

Roof defects and chimney hazards here picked up in the level 2 survey.

4. Dampness

High moisture readings were found in:

The cloakroom and WC.
Either side of the living room chimney breast.

Potential causes included:

Replastered walls using non-breathable gypsum instead of traditional lime.
Hygroscopic salts attracting airborne moisture.
Lack of ventilation due to the property being unoccupied.
Possible rising damp, though this was considered less likely as moisture was detected above 1.5 m.

The surveyor advised specialist testing for salts and a period of occupation with heating and ventilation before committing to intrusive remedial works.

5. Internal Condition

Floors, ceilings, and joinery showed typical unevenness for a property of this age.
Bathrooms and kitchens were functional but dated.
Fireplaces were operable but required ongoing chimney maintenance.

6. Services & Health & Safety

No recent certification for the electrical system or gas boiler was available — both required inspection by qualified engineers.

Additional risks included:

Low first-floor window sills, creating fall hazards.
Glazing below 800 mm without safety markings.
Solid fuel appliances without confirmed carbon monoxide alarms.
Restricted fire escape options from first-floor windows.

7. Energy Performance

EPC rating: Band E (51).
Potential improvements - such as extra loft insulation, secondary glazing, and renewable energy systems - were achievable subject to listed building consent.

8. Environmental Risks

Located in an area of potential flood risk.
Moderate radon risk (1–3% chance above action levels).
Neither issue presented immediate danger but required the client’s awareness.

Recommendations

Immediate

Replace the cracked chimney pot (HS hazard).
Repair defective roof timbers and sarking felt.
Commission gas and electrical inspections.
Carry out damp investigation, including salt testing.

Medium-Term

Install drainage gullies at the rear.
Repoint roof ridges and verges.
Replace slipped and damaged pantiles.

Long-Term / Ongoing

Monitor damp after the property is occupied.
Maintain gutters and downpipes.
Service chimneys and fireplaces annually.
Improve insulation and energy efficiency measures where permitted by listed building regulations.

Client Value & Outcome

The survey provided the client with a comprehensive understanding of the cottage’s condition, enabling them to make informed decisions.

Crucially, it highlighted urgent safety concerns with the chimney and roof that could otherwise have gone unnoticed until significant and costly problems developed.

Client’s Google Review:
“Can’t recommend Ricky enough, very professional at his job, with very detailed house report after surveying my future home. After reading the report I put in a new bid and saved myself £20,000, well done and thank you again.”

This feedback underlines the practical value of commissioning a detailed, independent report, which can also have a direct impact on negotiation outcomes during property transactions.

Conclusion

The Vivers Mill Cottage case highlights the importance of professional surveying when buying historic and listed properties.

While the property offered character and charm in a desirable location near Scarborough, Malton, and York, it also presented significant maintenance risks.

Skyline Property Surveys provided clear, impartial advice, enabling the client to:

Make an informed purchasing decision.
Renegotiate their offer based on the findings.
Plan for future maintenance works effectively.

A red H shaped Chimney pot has lots of cracks through it

Our drone images show the cracked chimney pot

For anyone considering the purchase of a Grade II listed property in North Yorkshire, this case study demonstrates how a Home Buyer Survey can:

Safeguard your investment.
Highlight hidden risks.
Potentially save thousands during negotiations.

At Skyline Property Surveys, our mission is to combine technical expertise with practical, client-focused guidance, ensuring peace of mind at every stage of the property-buying process.

If you need an in-depth level 2 home buyers survey like this, please find more info on our Home Buyers Survey page. Or book a survey below.

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