RICS Level 2 Survey in Broughton Moor

Our RICS Level 2 survey provides a comprehensive visual inspection of all accessible areas of the property. Our surveyor examines the walls, roof, floors, doors, windows, and extensions, assessing their current condition and identifying any defects that could affect the value or safety of the property. Each issue is rated according to urgency, from matters requiring immediate attention to those that can be monitored over time. This systematic approach ensures you get a clear picture of what you are buying.

The report includes a clear traffic light system showing which defects are serious, which require attention soon, and which are minor cosmetic issues. This makes it easy for you to understand the overall condition of the property and prioritise any remedial work. For properties in Broughton Moor, where much of the housing stock dates from the mining era through to post-war development, this detailed assessment is particularly valuable. Many properties here have undergone modifications over the decades, and our experienced surveyors know how to identify issues that might otherwise be missed.

We inspect both the interior and exterior of the property, including accessible roof spaces, under-floor voids, and outbuildings. The surveyor will also check for signs of damp, rot, timber defects, and structural movement. Where necessary, we highlight the need for further specialist investigations, such as a structural engineer's assessment or testing for Japanese knotweed. In this area, we pay particular attention to potential issues arising from the former mining activity and the local slate construction methods that are unique to Broughton Moor.

Our inspection also includes an assessment of the property's energy efficiency and any visible issues with electrical or plumbing installations. While we cannot inspect hidden areas or test systems that are switched off, we will note any visible concerns that should be addressed by specialists. For older properties in particular, this can reveal issues that might otherwise only come to light after you have moved in.

• Wall condition assessment
• Roof and chimney inspection
• Damp and timber decay testing
• Electrical and plumbing visible condition
• Floor structure evaluation
• Boundary and outbuilding check

The local geology around Broughton Moor includes the Borrowdale Volcanic Group, with metamorphic slate deposits and drift-covered terrain with numerous drumlin ridges. This varied geology, combined with the area's mining history, means that ground conditions can vary significantly across relatively short distances. Properties may be built on ground that has been affected by past opencast coal mining, particularly in the north-west corner of the district. This makes professional surveys essential for anyone buying in the area, regardless of whether they are looking at newer properties or older housing stock.

Our surveyors are familiar with the types of construction common in West Cumbria, from traditional stone-built cottages to modern semi-detached homes. We understand how local materials, including the famous Broughton Moor slate used for everything from walling to worktops, can affect the condition of a property over time. This local knowledge helps us identify issues that might be missed by surveyors unfamiliar with the area. We know that slate cladding, while attractive, can deteriorate over time if not properly maintained, and we check these areas carefully.

With house prices having fluctuated in recent years - down 7% from the previous year and 6% from the 2023 peak of £190,942 - getting a thorough survey is more important than ever. Whether you are buying in Meadowlands where prices have risen 23%, or considering a property on Seaton Road where values have seen significant movement, knowing the true condition of the property protects your investment. The property market in Broughton Moor serves mainly as a dormitory village for Workington, Cockermouth, and beyond, with new developments bringing much-needed homes for first-time buyers and key workers to West Cumbria.

Being only two miles from the coast means that properties in Broughton Moor can also be exposed to coastal weather conditions, which can accelerate wear on external finishes and roofing materials. Our surveyors take this into account when assessing the condition of roofs and external walls, particularly on properties that face the prevailing winds. The area is drained by the River Derwent and its tributary the Marron, and while specific flood risk for individual properties varies, we note any areas of potential concern during our inspection.

• Former mining activity nearby
• Varied local geology
• Traditional construction methods
• Age of local housing stock
• Coastal proximity
• New build on remediated land

The housing stock in Broughton Moor reflects its history as a mining village, with a mix of property types from different eras. Terraced houses, many built to house mine workers in the late 19th and early 20th centuries, remain common along streets like those near the village centre. These properties often feature traditional construction with solid walls, which can be prone to damp if not properly maintained. Our surveyors know how to assess these properties thoroughly, checking for signs of damp penetration, roof condition, and the state of original features.

Semi-detached properties became more common in the post-war period, and you will find these throughout the Meadowlands area and along Seaton Road. These properties typically offer more space than terraced houses and often have gardens to both front and rear. However, they can suffer from issues related to shared walls and drainage, which our surveyors examine carefully. The recent price data shows significant variation across different areas, with Meadowlands seeing 23% price growth while Seaton Road properties have experienced more volatile price movements.

The newer developments, particularly Calluna Grange by Gleeson Homes, offer modern semi-detached and detached properties with contemporary construction methods. These new build homes come with warranties, but our Level 2 survey still adds value by identifying any defects or unfinished work that may not be covered by the warranty. This is especially important on previously mined land where remediation has been required - our surveyors can verify that the property has been built to acceptable standards and check for any signs of settlement or ground movement.