Fast turnaround
The reports are a fast turnaround while still being accurate, so you'll have everything you need in no time.
RICS qualified
You can trust our reports as they are all regulated by RICS, assuring standards and professional guidance.
Traffic-light ratings
Each report comes with a handy traffic-light system to illustrate all aspects of the property clearly.
Northumberland's property market
Northumberland's housing stock ranges from terraced colliery housing in former pit villages including Ashington and Bedlington to stone cottages throughout the Tyne Valley and fishing villages along the coast, with fortified farmhouses and castles reflecting the county's long history as a border region.
Which survey do you need in Northumberland?
Property surveys in Northumberland - what to look out for
Former Aged Mineworkers' cottages
The Northumberland Aged Mineworkers' Homes Association was established in 1900 to provide housing for retired miners, since colliery-owned housing was normally tied to active employment and could be lost on retirement unless a miner's working sons remained in the household. The first cottages were built at East Chevington near Broomhill in 1902, and many of these properties, often identifiable by a plaque or sign, still survive in pit villages across the county today. A Level 3 survey is the appropriate choice for any property of this type, since assessing original construction quality from this specific period of social housing requires closer inspection than a Level 2 provides.
Peel towers and bastle houses on the Scottish border
Northumberland's centuries as a contested border region between England and Scotland left a legacy of peel towers and bastle houses, fortified farmhouses built to withstand raids by Border Reivers before the Union of the Crowns in 1603. A number of these structures survive today, sometimes incorporated into later farmhouse extensions, and any property of this type may carry listed status reflecting its defensive origins. A Level 3 survey is essential for any bastle house or peel tower property, since assessing this historic fortified construction requires specific expertise.
Coal mining subsidence in former pit villages
Collieries operated across Northumberland until widespread closures in the 1970s and 1980s, with major pits at Ashington, Bedlington, Blyth, Choppington, Ellington and Pegswood among others, leaving a legacy of former workings and subsidence risk beneath many of the county's towns and villages. A coal mining search through your solicitor checks historical records for the specific address. Structural cracks or uneven floors in any former colliery village should prompt a Level 3 survey for further assessment.
Archaeological constraints near Hadrian's Wall
Hadrian's Wall runs for 73 miles across Northumberland, and properties near its route, including forts such as Housesteads, can fall within areas of heightened archaeological sensitivity. Groundworks or extensions on properties close to the wall's line can be subject to archaeological assessment as a condition of planning permission. A Level 3 survey will note any indication that previous extension work in this area may not have followed the necessary process.
Stone cottages in the Tyne Valley and coastal villages
Villages throughout the Tyne Valley, including Corbridge and Riding Mill, and fishing villages along the coast such as Craster are characterised by traditional stone cottages, many built with solid wall construction and limited modern damp proofing. These properties frequently rely on private drainage systems in rural locations and may include outbuildings that fall outside the scope of a standard residential survey. A Level 3 survey is the appropriate choice for any rural stone property of this type.
Damp and old wiring in colliery terraces
Victorian and early 20th century terraces built for the colliery workforce throughout towns including Ashington and Bedlington typically have solid walls without a cavity, making them prone to penetrating and rising damp where original damp proof courses have failed. Old wiring is also a frequent finding in properties of this age that have not been fully modernised. A Level 3 survey will assess both more thoroughly than a Level 2.
Survey booked within a week!
Easy outgoing but still proffesional Customer Service. As a first time buyers we needed so extra advise on a process and Chris was very helpful. Our survey has been booked within a week!
Arrange your Northumberland survey with Surveyor Local
Get an online quote or call now on to talk to our friendly team.
Frequently asked questions about property surveys in Northumberland
Is a survey a legal requirement?
No. There is no legal requirement in England or Wales for a buyer to commission a survey before purchasing a property. However, it is strongly recommended. A mortgage valuation arranged by your lender only confirms the property is worth what you are borrowing. It does not assess the building's condition. Without an independent survey, structural problems, damp, roof defects and other costly issues can go undetected until after completion.
What is the difference between a mortgage valuation and a survey?
A mortgage valuation is arranged by your lender to confirm the property is suitable security for the loan. It is not a structural inspection and will not flag defects. An independent RICS survey, whether Level 2 or Level 3, is commissioned by you as the buyer and assesses the actual condition of the building, giving you the information you need before committing to the purchase.
Can I use survey findings to negotiate the price?
Yes, and it is common practice. If a survey reveals significant defects such as roof repairs, damp, structural movement or outdated services, you can use the estimated cost of remedial works to renegotiate the agreed price with the seller. In some cases buyers also request that the seller carries out repairs before exchange. A survey report from a RICS qualified surveyor carries weight in these negotiations.
Do I need a survey if I am a cash buyer?
Yes. Without a mortgage lender commissioning their own valuation, there is no independent check on the property's condition at all. A survey protects your investment regardless of how you are funding the purchase, and cash buyers in particular have no fallback if serious defects emerge after completion.
How long does a property survey take?
A Level 2 survey typically takes two to three hours on site. A Level 3 survey on a larger or more complex property can take a full day. Reports are usually returned within five working days of the inspection.
What should I know about buying a former Aged Mineworkers' cottage?
These cottages were built from 1902 onwards by a charitable association to provide housing for retired miners outside the normal tied-housing system used by collieries at the time. Many are still identifiable by a plaque or sign and survive in pit villages across the county. A Level 3 survey will assess the original construction of a property like this in more detail than a Level 2.
Is a coal mining search necessary in Northumberland's former pit villages?
Yes, it is advisable. Major collieries operated at Ashington, Bedlington, Blyth, Choppington, Ellington and Pegswood among other locations until widespread closures in the 1970s and 1980s. A coal mining search through your solicitor checks historical records for workings at the specific address, and a Level 3 survey is also advisable for any property showing signs of ground movement.
Is a Level 2 survey suitable for a colliery terrace in Ashington or Bedlington?
For most Victorian and early 20th century terraces built for the colliery workforce, a Level 3 building survey is the stronger choice. These properties have solid walls without a cavity, and damp is a frequently recorded issue where damp proof courses have failed over time. A Level 3 will assess the likely cause of any damp or movement and give a clearer picture of the repairs needed before you commit.