RICS Level 2 Survey in CA22

Our RICS Level 2 surveys cover all accessible and visible parts of the property, both inside and out. Our inspectors work through the roof structure and covering, chimney stacks, external walls and pointing, windows and doors, internal walls, floors and ceilings, drainage, and any permanent outbuildings. For each element, we assign a condition rating: 1 means no action needed, 2 means repair or maintenance is needed, and 3 means significant defects requiring prompt attention.

In CA22, we pay particular attention to the condition of external walls and mortar pointing on older stone and brick properties. The wet west Cumbrian climate means that poorly maintained pointing can allow water to penetrate solid walls, causing internal damp that is expensive to remediate. We use electronic moisture meters throughout the inspection to detect damp behind finishes, and we distinguish clearly between rising damp, penetrating damp, and condensation in the report.

For properties near the River Ehen or in low-lying areas of Egremont, we note any visible signs of historic flood damage and recommend specialist flood risk checks where appropriate. We check for flood damage indicators including high-water tide marks on walls, rust staining on radiators and pipework, or evidence of replacement floor finishes at low level.

• Roof coverings, flashings, gutters, and drainage
• External walls, pointing, and surface coatings
• Windows, doors, and external joinery
• Internal ceilings, walls, and floors
• Roof space inspection where accessible
• Moisture readings throughout using electronic meters
• Heating type, plumbing, and electrical installation (visual overview)
• Flood risk indicators and environmental observations
• Permanent outbuildings and boundary walls

Our chartered surveyors working in CA22 are RICS members with direct experience of west Cumbrian property types. The housing stock in and around Egremont ranges from Victorian red-brick and sandstone terraces to post-war semi-detached estates and modern detached homes. Our inspectors know what defects are most common in each construction era and what to look for in properties located in this specific part of Cumbria.

Egremont's historic town centre, situated around the 12th-century castle ruins, contains properties that require particular care during inspection. Where a property is listed or within a conservation area, our surveyors note this in the report and highlight any restrictions that may affect future works or your ability to alter the property. For older properties of this type, we will advise whether a RICS Level 3 Building Survey would be more appropriate than a Level 2.

After the inspection, we deliver your full report within three working days. Every report includes photographs of defects, condition ratings with written explanations, and specific recommendations. We are available to discuss the findings with you by phone after delivery. Buyers in CA22 who are purchasing remotely or relocating for work at Sellafield particularly value the ability to talk through the report with a surveyor before proceeding.

The CA22 area has a housing stock that is predominantly terraced and semi-detached, with terraced properties accounting for 39.4% of the market and semi-detached homes making up a further 38%. Many of these properties were built in the Victorian and Edwardian eras or in the post-war period. During inspections of older CA22 terraces, our surveyors pay close attention to shared party walls and whether any water ingress has tracked through from adjacent properties.

Chimneys are a common feature on older CA22 properties and one of the most frequently flagged items in our surveys. Chimney stacks on older terraces and semis often have deteriorating mortar pointing, cracked flaunching (the cement around the base of the pots), or damaged lead flashings where the stack meets the roof slope. These defects can allow water into the roof space and down internal walls. Our inspectors check every chimney stack that is visible from ground level or accessible from the roof space.

For properties close to the River Ehen or in lower-lying areas of Egremont, we pay additional attention to ground floor construction and any evidence of historic water ingress. We check air brick provision and ventilation to underfloor voids, look for signs of past or current flood damage, and note the presence of any flood defences or barriers. We recommend buyers of properties in flood-risk areas obtain a specialist flood risk assessment alongside their structural survey.