RICS Level 2 Survey in CA18

A RICS Level 2 Survey is an independent inspection of a property conducted by a chartered surveyor regulated by the Royal Institution of Chartered Surveyors. It is the standard survey option for properties built after approximately 1900 that are in broadly reasonable condition and of conventional construction. The survey replaced the older Homebuyer Report format but follows a similar approach.

The report applies a three-point condition scale to every element of the building. Condition 1 indicates no current action needed. Condition 2 flags defects that require attention in due course. Condition 3 identifies serious issues needing prompt action. This structured approach lets you quickly understand which parts of the property need work and prioritise accordingly.

Our inspectors examine all accessible parts of the building during the visit - external elevations, internal rooms, the loft space where a hatch is provided, and drainage and roof coverings. We use a damp meter throughout, check for evidence of structural movement, and note anything your solicitor should investigate further. The report arrives within five working days of the inspection.

• Condition ratings for all accessible elements of the property
• Written commentary explaining each defect and its recommended remedy
• Damp meter readings throughout the property
• Loft space inspection where a hatch is provided
• Legal issues noted for your solicitor's attention
• Optional market valuation and buildings reinstatement cost

Our RICS Level 2 Survey follows the RICS-standardised format, covering every element of the property from roof to foundations. Each section receives a condition rating and a written explanation of what was found.

• Roof coverings - slates, tiles, flashings, ridges, and valleys
• Chimney stacks - pointing, flashings, and capping condition
• Roof structure - timber integrity where accessible from the loft hatch
• Main walls - external condition, pointing, render, and any visible cracks
• Windows, doors, and external joinery - condition and draught-proofing
• Internal walls, ceilings, and floors - damp, movement, and general condition
• Fireplaces and chimney breasts - condition and any signs of movement
• Cellars and subfloor voids where accessible
• Drainage and rainwater goods - gutters, downpipes, gullies
• Services - visual check of heating, electrical, and plumbing installations

The report also includes sections on grounds and boundaries, energy efficiency observations, and legal issues. Under legal issues, we note anything that appears to warrant further investigation by your solicitor - whether that is an extension that may lack planning consent, a boundary that does not match the title plan, or evidence that access rights across the land may be contested.

After receiving the report, your surveyor is available to discuss the findings with you directly. If a condition 3 item requires a specialist to give you a repair cost estimate - a structural engineer, a damp treatment company, or an electrician - we can explain the process and help you understand what that investigation involves.

Given the age and character of the housing stock across CA18, certain issues appear regularly during our inspections. None of these is necessarily a reason to abandon a purchase - but knowing about them before you complete is what allows you to make an informed decision and, where appropriate, to negotiate.

• Damp ingress at ground floor level in older stone properties where the original damp-proof course has failed or was never installed during construction
• Penetrating damp through walls and around window and door openings, particularly in properties with failed or porous pointing
• Roof slate slippage and failing leadwork around chimney stacks and valley gutters
• Timber decay - wet rot and in some cases dry rot in floor joists, window frames, and roof timbers in poorly ventilated areas
• Outdated electrical installations that do not meet current wiring regulations
• Signs of past or current flooding, particularly in properties near the River Calder and other local watercourses
• Structural movement - hairline cracking in walls or ceiling plasterwork that requires assessment to determine cause and significance

The geology of the Lake District - dominated by igneous and metamorphic rocks with glacial till deposits in many lower-lying areas - generally presents a low shrink-swell risk compared to clay-heavy areas of southern England. However, localised drainage issues, tree root activity, or historically inadequate foundations can still produce movement in individual properties. Our surveyors assess visible cracks and settlement carefully and recommend specialist investigation where the cause or extent of movement is unclear.

Historical mining activity in Cumbria - including iron ore, lead, and graphite extraction at various points across the county - can in some locations create residual ground stability considerations. Although widespread current subsidence from mining is not a prominent issue in CA18 specifically, a mining and ground stability search through your solicitor provides additional assurance on this front.