RICS Level 2 Survey in Burgh by Sands

The housing stock in Burgh by Sands presents unique challenges that make a RICS Level 2 Survey particularly valuable. A significant proportion of properties in this area were built before 1919, meaning they feature solid wall construction without modern cavity insulation. These older buildings often lack damp-proof courses, making them susceptible to rising damp, particularly given the local geology of boulder clay and alluvium. Our surveyors inspect each property with these specific construction methods in mind, checking for signs of moisture penetration, timber decay, and the condition of traditional roof structures.

The local geology beneath Burgh by Sands consists primarily of till (boulder clay) overlying Permian and Carboniferous sandstones and mudstones. This clay-rich subsoil creates a potential shrink-swell risk, especially where mature trees draw moisture from the ground. Properties in the village may show signs of subsidence or movement related to these soil conditions, and our surveyors know exactly what to look for when assessing foundations and structural movement. We examine window and door openings, internal plaster finishes, and external walls for evidence of these issues.

Flood risk is another critical factor for properties in Burgh by Sands. The village's proximity to the Solway Firth and the River Eden estuary means that low-lying properties face potential coastal and river flooding. Surface water flooding is also a concern during heavy rainfall, given the flat topography of the Solway Plain. Our surveyors assess the property's flood history, the effectiveness of existing drainage systems, and any signs of previous water damage or damp-related issues that may indicate vulnerability to flooding.

The historic nature of Burgh by Sands means many properties fall within or adjacent to the designated Conservation Area. Properties here may be listed or subject to specific planning restrictions that affect what alterations owners can make. Our surveyors understand these local heritage considerations and will flag any relevant issues in your report, ensuring you are fully informed before completing your purchase.

• Solid wall construction without cavity insulation
• Potential shrink-swell subsidence from clay geology
• Flood risk from Solway Firth and River Eden
• Age-related defects in pre-1919 properties
• Conservation Area and listed building considerations

Properties in Burgh by Sands showcase the traditional building methods that have shaped this corner of Cumberland over centuries. The most common construction material is local red sandstone, quarried from the surrounding area and used in everything from humble cottages to substantial farmhouses. This distinctive reddish-brown stone gives the village much of its character but requires ongoing maintenance to prevent weathering and mortar decay. Our surveyors examine pointing, stone condition, and any signs of structural movement that may indicate problems with the original construction.

Many older properties feature traditional lime mortar pointing rather than modern cement-based mixes. While lime mortar allows buildings to breathe and is historically appropriate, it can deteriorate over time, particularly in the wetter climate of the Solway coast. We assess the condition of pointing and advise on any repointing needs that might be required to prevent water penetration. Properties with degraded pointing often show signs of damp internally, which our surveyors will identify and document.

Roof construction in Burgh by Sands typically features slate or tile roofing on traditional cut timber rafters. Older properties may have very steep roof pitches, a feature of traditional Cumbrian architecture designed to shed the heavy rainfall the region experiences. We inspect roof slopes for slipped or missing tiles, check the condition of leadwork around chimneys and valleys, and examine the integrity of the roof structure from within accessible loft spaces. Many roofs in the area will be approaching or exceeding their expected lifespan, and our report will highlight any remedial work needed.

Solid brick construction is also prevalent, particularly in properties built during the Victorian and Edwardian periods. These solid walls, typically 225mm to 300mm thick, lack the cavity space found in modern construction, meaning they require different assessment criteria for damp and thermal performance. Our surveyors understand these traditional construction methods thoroughly, ensuring nothing is missed during your inspection.

Based on our experience surveying properties in this area, several recurring issues emerge that buyers should be aware of. Dampness is extremely common in older properties with solid walls, particularly those lacking modern damp-proof courses. Penetrating damp often affects sandstone and brick walls where pointing has deteriorated, while condensation damp can be problematic in properties with inadequate ventilation. Our surveyors use their expertise to identify the type and cause of any dampness, distinguishing between minor cosmetic issues and serious problems requiring immediate structural attention.

Timber defects are another frequent finding in Burgh by Sands properties. Many homes feature traditional timber-framed windows, original floorboards, and wooden roof structures that can be affected by rot or woodworm infestation. Our inspection covers all accessible timber elements, checking for signs of active decay, previous treatment, and any necessary repairs. We particularly focus on load-bearing timber elements in the roof structure and any exposed joists in floors, as these can be costly to remediate if left untreated.

Roof conditions require careful assessment across all property types in the village. Older slate and tile roofs often show signs of wear after decades of exposure to Cumbrian weather patterns. Common issues include slipped tiles, degraded ridge tiles, defective leadwork around chimneys and valleys, and damaged or missing flashing. In properties with access to the loft space, we examine the condition of rafters, purlins, and any waterproof membranes for signs of past or current leakage.

Electrical systems in properties built before the 1980s are likely to be outdated and may not meet current safety standards. Our surveyors note the approximate age and condition of the electrical installation, including the consumer unit, wiring condition, and socket/outlet positioning. We recommend that a qualified electrician conduct a more detailed inspection before you complete your purchase, as electrical defects can represent a serious safety hazard. Similarly, older heating systems, plumbing, and drainage installations may require upgrading, and our report highlights these areas so you can factor potential costs into your decision.

Your RICS Level 2 Survey report follows a consistent format that makes it easy to understand the condition of every element surveyed. Each section of the property receives one of three ratings: green for condition requiring no immediate action, amber for defects requiring attention but not urgent, and red for defects requiring urgent repair or further investigation. This traffic light system allows you to quickly identify the most serious issues and prioritize them accordingly.

The report includes detailed photographs of any defects identified during the inspection, showing you exactly what our surveyor found. These images are accompanied by clear descriptions explaining the nature of each defect, its likely cause, and recommended next steps. Where our surveyor identifies issues that require specialist investigation, such as potential subsidence or significant structural movement, we recommend appropriate professionals who can provide further assessment.

We understand that buying a property can be a stressful process, which is why we aim to make our reports as accessible as possible. Technical terms are explained in plain language, and our team is always available to discuss any aspects of the report that you would like clarified. Whether you need advice on prioritizing repairs, negotiating with the seller, or understanding the long-term maintenance implications of any defects found, we are here to help.