RICS Level 2 Survey in Cockermouth

Our RICS Level 2 Survey provides a thorough inspection of all accessible areas of the property, including the roof space (where safe and accessible), walls, floors, ceilings, doors, and windows. We examine the condition of the building's exterior, including roofs, chimneys, gutters, and foundations. Our inspectors assess the integrity of the property's structure, checking for signs of movement, subsidence, or structural weakness that could compromise the building's stability.

Given Cockermouth's flood history, with notable events in 2005, 2009, and 2015 affecting over 900 and 594 properties respectively, our surveyors pay particular attention to flood resilience measures, drainage systems, and any signs of previous water damage. We evaluate the effectiveness of existing flood defences and provide practical advice on mitigation measures for properties in high-risk areas such as Brewery Lane, Bridge Street, and Main Street. Our inspectors specifically look for water marks, damp progression up walls, and any remedial work that may have been undertaken following previous flood events.

The survey also includes a comprehensive assessment of building services, including plumbing, heating, and electrical systems. We identify outdated wiring, obsolete pipework, and potential safety hazards that could require costly remediation. Many properties in Cockermouth, particularly those built before 1970, still contain original galvanised steel pipes or even lead supply pipes that require urgent replacement. Our reports include an Easy Traffic Light rating system, giving you immediate clarity on the condition of each element surveyed, from red (requires urgent attention) to green (satisfactory condition).

We also provide optional market valuation as part of your survey, which proves particularly valuable in the current Cockermouth market where prices have shown variance of between -8% and +1.89% depending on the source and timeframe measured. This valuation helps you negotiate confidently based on the property's current condition and local market dynamics.

• Structural condition assessment
• Damp and moisture detection
• Roof and chimney inspection
• Electrical and plumbing evaluation
• Drainage and drainage system
• Energy efficiency considerations
• Flood risk assessment
• Market valuation (optional)

Our experience surveying properties throughout Cockermouth and the surrounding CA13 postcode area reveals several recurring issues that buyers should be aware of. Dampness is perhaps the most prevalent problem, affecting numerous older properties throughout the town. This often stems from inadequate waterproofing systems, poor ventilation, deteriorated plumbing, or the complete absence of a modern damp proof course. The proximity to rivers and historical flooding events exacerbates these issues, with properties in low-lying areas particularly vulnerable to penetrating damp and moisture penetration. We've inspected properties on Bridge Street and Waterloo Street where damp has progressed several feet up ground-floor walls, indicating ongoing moisture penetration from flood water or poor drainage.

Roof problems rank among the most frequently identified defects, particularly on traditional properties with slate and tile roofing. Our inspectors regularly find deterioration of roofing materials, leaks from cracked or missing elements, overflowing gutters, defective flashing around chimneys, and potentially unstable roof structures. Many older roofs do not meet current building regulations and may require partial or complete replacement. The traditional slate roofs common throughout Cockermouth, while historically appropriate, often exceed their expected lifespan and require ongoing maintenance. We've seen properties where original Victorian slate has become brittle and fragile, making any roof work particularly challenging and costly.

Structural movement and foundation issues manifest as cracks in walls and ceilings, uneven or sloping floors, tilting chimney stacks, and gaps where walls meet floors. These problems can arise from natural ground movement, soil erosion, inadequate drainage, or outdated foundation techniques. The partial collapse of the Grade II-listed Old Courthouse building into the River Cocker in October 2023, attributed to erosion and subsidence from high water levels, demonstrates the real risks properties face in this area. Our surveyors are trained to identify the early signs of subsidence, including crack patterns that suggest directional movement and doors or windows that no longer close properly.

• Rising and penetrating damp
• Roof deterioration and leaks
• Structural cracks and movement
• Outdated electrical systems
• Inadequate insulation
• Timber rot and woodworm
• Defective drainage
• Previous flood damage

Cockermouth has seen significant new development in recent years, with several notable projects completing or underway. The Strawberry Grange development by Story Homes, located off Strawberry How Road, offers a mix of 2, 3, 4, and 5-bedroom properties across two phases, with Phase 2 bringing a further 224 homes including affordable housing. The Laureates development by Lovell provides 217 new homes, with only limited 2-bedroom properties remaining - The Betjeman priced at £174,950 and The Colley at £176,950. Other developments include Willow Brook in Embleton (CA13 9YA) with properties ranging from £375,000 to £525,000, and Pitcairn Close by Dacre Homes offering 8 three-bedroom properties just a short walk from the town centre.

While new build properties may appear to require less scrutiny, our RICS Level 2 Survey remains valuable for identifying construction defects, issues with building regulations compliance, and problems that may not be immediately apparent. New builds can suffer from issues such as inadequate insulation, ventilation problems, snagging items, and defects in windows, doors, and fittings. Our surveyors provide the independent assessment you need, separate from any developer's warranties, to ensure your investment is sound. We've identified numerous issues in new build properties across the area, including incorrectly installed insulation, inadequate ventilation in roof spaces, and drainage falls that direct water toward rather than away from foundations.

that proposed developments continue to come forward in the Cockermouth area, with plans submitted for 47 homes on land south of Low Road in October 2024. However, Cockermouth Town Council has expressed concerns about flood risk for this and other proposed developments. If you're considering a newly built property, our survey ensures you have independent professional assessment before committing your funds.