RICS Level 2 Survey in CA9 (Alston)

CA9 encompasses the Alston area of Cumbria, a remote upland district within the North Pennines. With just 20 residential sales recorded in the last 12 months - a reduction of 15% on the prior year - this is one of the lowest-volume property markets in the north of England. The small number of transactions means each sale carries greater individual significance, and accurate condition information is essential for any buyer. Price discovery is difficult when so few comparable sales exist.

The price performance in CA9 over recent years has been remarkable. Having reached a peak of £268,667 in 2022, prices now average £171,706 - a fall of 36%. Detached properties, which make up the premium end of the local market, average £248,666. Semi-detached homes sit at £164,000, and terraced properties at £130,833 represent the most accessible entry point in the CA9 market. These price levels, combined with the significant correction from peak, mean negotiating room exists for well-informed buyers.

The remote character of CA9 is reflected in the nature of its housing stock. Properties here tend to be substantial stone-built structures adapted to the upland North Pennines climate, with thick walls and robust construction that can mask underlying defects when viewed at a standard viewing. Rural properties in this area may also include outbuildings, agricultural curtilage, and drainage arrangements that differ significantly from standard suburban homes.

• Alston - the main settlement in CA9, one of the highest market towns in England
• Garrigill - a small village to the south of Alston in the South Tyne valley
• Nenthead - a former lead mining village with historic industrial character
• Nenthall - a hamlet in the upper Nent valley
• Leadgate - a small rural settlement within the CA9 area
• Kirkhaugh - a rural community in the South Tyne valley

Older properties across the CA9 area, particularly those built before 1919 using solid stone or rubble-fill wall construction, carry specific defect risks that a RICS Level 2 Survey is designed to identify. Dampness is among the most common concerns: penetrating damp through thick external stone walls and rising damp from older or absent damp-proof courses can cause significant damage to internal finishes and structural timber if left unaddressed. In properties built before modern cavity wall construction became standard, moisture management relies entirely on the external wall finish - and any failure in render or pointing creates a direct route for water ingress.

Roof defects are a second major concern in older properties. Broken or displaced stone slate tiles - traditional to the North Pennines region - can allow water into the roof structure. Sagging roof lines, deteriorating chimney stacks, inadequate flashings, and degraded lead valleys are all elements our inspectors examine in detail. Where access to the loft space is safe, we check the roof structure from inside for signs of timber decay, beetle damage, and historical repairs.

Structural movement and cracking, outdated electrical wiring, lead pipework, and inadequate thermal insulation are further issues commonly found in older UK properties and particularly relevant in CA9's older rural housing stock. Our survey report records all findings clearly, rates the significance of each defect, and identifies where further specialist investigation - such as an electrical condition report or a structural engineer's assessment - is needed before proceeding to exchange.

• Dampness - penetrating damp through solid external stone walls and rising damp from older foundations
• Roof defects - damaged or displaced stone slates, sagging structures, deteriorating chimney stacks
• Structural movement - cracking in walls and ceilings, uneven floors, poorly closing doors
• Outdated electrics - original wiring or fuse boxes that do not meet modern safety standards
• Timber defects - dry rot, wet rot, and woodworm particularly in areas of poor ventilation or dampness
• Inadequate insulation - common in pre-1980 properties, leading to poor thermal performance

Your completed RICS Level 2 survey report arrives by email within five working days of the inspection, structured around the standard RICS HomeBuyer Report format that solicitors and mortgage lenders recognise. Each inspected element carries a condition rating with explanatory commentary, and a summary section brings together the most significant findings in order of priority. The report is written in plain English with no technical jargon - you should be able to read and understand every recommendation without needing a specialist to interpret it.

In the current CA9 market - 36% below the 2022 peak, with only 20 sales per year - a survey report that identifies defects gives you well-documented grounds to renegotiate. Sellers in a market this quiet have limited options if a buyer withdraws after a survey, creating a genuine incentive to accept a price reduction supported by professional evidence. Our clients regularly achieve reductions that cover the cost of the survey many times over.

Rural CA9 properties sometimes present issues that require specialist further investigation beyond the scope of a visual Level 2 assessment. Private drainage arrangements - septic tanks and soakaways rather than mains sewer - may need a drainage survey. Structural cracking in stone walls may require an engineer's opinion. The Level 2 report specifies exactly which type of specialist to engage and what questions to ask, giving you a clear action plan for each item.

• Condition ratings (CR1, CR2, CR3) for all inspected elements of the building
• Clear descriptions of any defects or areas of concern found during the inspection
• Specific recommendations for further specialist investigations where needed
• Commentary on drainage and any non-standard rural features of the property
• Advice on matters to raise with your solicitor before contracts are exchanged
• Named surveyor contact details for follow-up questions after the report is issued