RICS Level 2 Survey in CA20

A RICS Level 2 HomeBuyer Survey is the standard survey for buyers purchasing properties that appear to be in reasonable condition and are of conventional construction. Our surveyors carry out a thorough visual inspection of all accessible parts of the building, working systematically from the roof down to the foundations and taking in all elements of the structure, fabric, and services.

Each element of the building is assigned a condition rating. Condition 1 means the element is in satisfactory order and no action is needed beyond routine maintenance. Condition 2 means there are defects present that are not urgent but should be monitored or repaired within a reasonable timescale. A rating of 3 means serious defects requiring urgent attention have been found, and these will be highlighted clearly for your solicitor and mortgage lender.

Our Level 2 reports for CA20 properties also include a commentary on the local property market conditions, advice on any areas where specialist investigations would be appropriate, and a section on energy performance. The report is yours to keep and share with your solicitor, mortgage lender, or anyone advising you on the purchase. Our surveyor remains available to answer follow-up questions after the report is delivered at no additional charge.

• Roof coverings, structure, chimney stacks, and flashings
• Gutters, downpipes, and external drainage
• External walls, render, pointing, and cladding
• Windows, external doors, and sills
• Internal walls, ceilings, and floor surfaces
• Loft space and roof void (where safely accessible)
• Damp levels throughout, including cellar or basement if present
• Timber condition and evidence of woodworm or rot
• Outbuildings, boundary walls, and permanent structures

Beyond the Sellafield-era housing stock, CA20 contains a substantial number of older traditional Cumbrian stone properties. The villages of Gosforth, Holmrook, Ravenglass, and the Eskdale valley are home to farmhouses, former agricultural workers' cottages, and village terraces built from local stone in the 18th and 19th centuries. These properties have considerable character and often come at a price premium, but they require surveyors who understand traditional construction rather than the modern building standards that a survey of a 1990s estate house would apply.

Traditional Cumbrian stone buildings were constructed with lime mortar, not cement, and this distinction matters enormously for the condition of the structure. Lime mortar is softer than the surrounding stone and acts as a sacrificial layer, absorbing movement and moisture and allowing the structure to breathe. When lime mortar is repointed with modern cement, the cement is harder than the stone and moisture becomes trapped, leading to accelerated freeze-thaw deterioration of the stonework itself. Our inspectors check the condition and type of mortar in all stone-built CA20 properties and note where inappropriate cement repointing has been applied.

Damp is a recurring finding in older Cumbrian stone properties. The high rainfall of west Cumbria, combined with the wind-driven rain that the Lake District funnels into the coastal strip, means that any deficiency in the roof, pointing, or window seals rapidly results in penetrating damp. We check moisture levels in external walls thoroughly and use calibrated damp meters to identify penetrating damp versus rising damp, as the remediation required for each is different. Buyers of rural CA20 stone properties should expect some damp-related condition-2 findings as a routine matter and use the survey to understand the extent and cost of what requires attention.

CA20 house prices rose 8% in the past year and are now 11% above their 2022 peak. At average prices of £236,514, a 1% variance in a negotiation is worth £2,365. The survey, if it identifies £5,000 to £10,000 worth of condition-2 and condition-3 defects, pays for itself many times over in the first negotiation conversation after the report is received. Buyers who skip the survey to save a few hundred pounds routinely discover after moving in that defects they could have identified before exchange cost them significantly more to address.

The CA20 market moves at pace, particularly for well-priced properties in Seascale and Gosforth where Sellafield employee demand keeps supply tight. Buyers under time pressure to secure a property before another offer is accepted sometimes consider skipping the survey to speed up the process. Our turnaround time of five to seven working days means the survey adds minimal delay to the transaction timeline, and the protection it provides is disproportionately large relative to that brief pause.

Mortgage lenders require a valuation before lending, but they are not required to share this valuation with you and the valuation they commission is carried out for the lender's benefit, not yours. The mortgage valuation tells the lender whether the property is worth the loan amount, not whether it is in good condition. A Level 2 survey is the only report produced specifically to protect the buyer's interests, and these are two fundamentally different documents.

• CA20 prices up 8% in the past year - more to protect at purchase
• Sellafield demand keeps quality properties selling quickly - surveys add minimal delay
• Mortgage valuation protects the lender, not the buyer
• Level 2 survey identifies defects before exchange while you can still negotiate
• Our 5-7 day turnaround keeps your transaction moving
• Follow-up calls with our surveyor included at no extra charge