RICS Level 2 Survey in Askam and Ireleth

Our RICS Level 2 HomeBuyer Survey provides a comprehensive visual inspection of the property's accessible areas. We examine the condition of the walls, roof, floors, doors, and windows, as well as the condition of fixtures and fittings. The survey includes an assessment of the property's overall condition and highlights any areas that require urgent attention or further investigation. Our inspector will look for signs of dampness, structural movement, timber defects, and other common issues found in properties throughout the Furness peninsula.

In Askam and Ireleth, many properties date from the Victorian and Edwardian periods, with terraced houses and older semi-detached homes forming a significant portion of the local housing stock. These older properties often require careful inspection, particularly for issues such as rising damp, aging roof coverings, and outdated electrical systems. Our surveyors understand the construction methods typical of the area, including solid wall construction using local stone and brick, timber suspended floors, and pitched roofs with slate or tile coverings. The distinctive dark blue slate found on properties in the higher areas near Ireleth originates from local quarries and requires specific assessment for condition and weathering.

The RICS Level 2 Survey also includes a market valuation and an insurance reinstatement figure, which can be useful for mortgage purposes and ensuring you have adequate building insurance coverage. If we identify any significant issues during our inspection, we provide clear recommendations on what needs to be addressed and whether further specialist inspections are advisable. For properties in Askam and Ireleth, this might include recommendations for more detailed investigations into the property's mining history or flood risk assessment given the area's industrial heritage and coastal location.

• Visual inspection of all accessible areas
• Assessment of defects and required repairs
• Market valuation and reinstatement value
• Energy efficiency rating commentary
• Clear priority-coded recommendations
• Advice on further specialist investigations

Askam and Ireleth presents some unique considerations for property buyers that make a professional survey particularly valuable. The area has a rich industrial history centred on iron ore mining and ironworks, with many properties built to house workers in the 19th and early 20th centuries. While most mining operations ceased decades ago, properties built on or near former mining areas could potentially be affected by mine workings instability, including shaft collapse or ground settlement. Our surveyors are experienced in identifying signs that may indicate underlying issues related to the area's mining heritage, such as unusual cracking patterns or door and window binding that could suggest structural movement.

The proximity of Askam and Ireleth to the Duddon Estuary also means that flood risk is a consideration for some properties. Coastal flood risk, river flood risk from smaller watercourses, and surface water flood risk can all affect properties in low-lying areas. While not every property in the area is at significant risk, understanding the specific flood risk for your potential new home is important. Our survey includes observations on the property's setting and any visible signs that may indicate flood vulnerability, such as water marks, dampness at lower levels, or the absence of flood resilient construction methods.

The predominant construction materials in Askam and Ireleth include local stone and brick, with dark blue slate commonly found on roofs in the higher areas near Ireleth. Properties often feature solid wall construction, which can be more susceptible to dampness than modern cavity wall construction if not properly maintained. Our surveyors know what to look for when inspecting properties built with these traditional methods and materials, ensuring that nothing significant is overlooked during the inspection process. The local red brick, produced from shale deposits in the area since 1845, is a distinctive feature of many local properties and requires assessment for weathering and mortar condition.

• Mining heritage considerations
• Coastal and river flood risk assessment
• Traditional construction methods
• Solid wall damp assessment
• Roof and chimney condition
• Electrical and plumbing condition

Our experience surveying properties throughout Askam and Ireleth has given us insight into the types of defects and issues commonly found in the local housing stock. Given the significant proportion of older properties in the area, dampness is one of the most frequently encountered problems. This can manifest as rising damp in properties without a functioning damp-proof course, penetrating damp caused by damaged or missing roof coverings or defective gutters, or condensation issues in properties with inadequate ventilation. Our surveyors will carefully inspect all accessible walls, floors, and ceilings for signs of dampness and report any concerns in your survey report. The solid wall construction common in Victorian and Edwardian properties in Askam and Ireleth is particularly prone to damp penetration if the external mortar joints have deteriorated or if render has failed.

Roof condition is another area that often requires attention, particularly on older properties with original slate or tile coverings. Wear and tear to roofing materials, lead flashing, gutters, and fascias can lead to water ingress and subsequent damage to internal timbers and decorations. Many properties in Askam and Ireleth also have chimney stacks that require inspection, as deterioration of mortar, flashing, and pots is common in older buildings. Our surveyors will assess the condition of the roof and any chimneys and flag any areas of concern. The dark blue local slate, while durable, can become brittle with age and may require replacement or repair.

Timber defects, including woodworm (common furniture beetle) and both wet and dry rot, can affect floor timbers, roof timbers, and joinery in properties throughout the area. These issues are particularly common in properties with dampness problems or inadequate ventilation, both of which are frequently encountered in older properties with solid wall construction. Additionally, many older properties in Askam and Ireleth have outdated electrical systems and plumbing that may require upgrading to meet current standards. Our survey includes observations on the general condition of these essential services, though we always recommend that a qualified electrician and plumber conduct more detailed inspections of these systems.

For properties in the Askam Conservation Area or listed buildings, additional considerations apply. Properties in these categories often require more detailed assessment due to their historical significance and the need for sympathetic repairs using traditional materials and methods. Alterations to such properties are subject to strict planning controls, and our surveyors will note any visible alterations that may require further investigation or consent from the local planning authority.

• Rising damp and penetrating damp
• Roof slate/tile deterioration
• Chimney stack deterioration
• Timber rot and woodworm
• Outdated electrical systems
• Outdated plumbing