RICS Level 2 Survey in Crosby Garrett

Our inspectors conduct a thorough visual inspection of all accessible areas of the property. We examine the walls, roof, floors, windows, doors, and key structural elements, documenting any defects, disrepair, or areas of concern. The survey follows RICS standards and provides a clear red, amber, or green rating system that highlights issues requiring immediate attention versus those that are minor. Every inspection follows a systematic approach that ensures nothing is overlooked, from the roof space down to the foundation level where accessible.

For properties in Crosby Garrett, where many homes feature traditional stone construction and historic elements, our surveyors pay particular attention to the condition of solid walls, slate roofing, and any signs of damp or structural movement. The local geology near Little Asby Scar and Great Asby Scar means we also check for issues related to limestone foundations and potential ground movement. We understand that the limestone geology common in this area can affect foundation conditions, and our inspectors are trained to identify the subtle signs that may indicate underlying issues.

Each report includes clear photographs and descriptions of all findings, along with practical recommendations for repairs and maintenance. We don't just list problems - we explain what they mean for you as a buyer and suggest appropriate next steps. Our goal is to give you the confidence to proceed with your purchase or negotiate a fair price based on the property's true condition. The report uses a traffic light system that makes it easy to prioritise which issues need urgent attention.

The Level 2 survey covers the main structural elements including load-bearing walls, floor structures, roof construction, chimneys, andExtensions. We assess the condition of damp-proof courses, insulation, and ventilation - aspects particularly important in older properties with solid walls. Our surveyors also visually check electrical and plumbing installations, though we note that a full electrical inspection should be carried out by a registered electrician. This comprehensive approach ensures you receive a complete picture of the property's condition.

• Visual inspection of all accessible areas
• Condition rating system (Red, Amber, Green)
• Identification of defects and subsidence risk
• Assessment of damp and timber condition
• Roof, chimney, and flashing inspection
• Electrical and plumbing visual checks
• Advice on repairs and maintenance

Crosby Garrett presents unique considerations for property buyers. The village's location near limestone pavements at Little Asby Scar and Great Asby Scar influences local geology, which affects foundation conditions. Properties here typically feature traditional stone construction with solid walls rather than modern cavity wall systems, and many retain original slate roofing materials. This traditional construction is part of the character that makes Crosby Garrett properties attractive, but it also means that buyers need to be aware of specific issues associated with older buildings.

The presence of Crosby Garrett Beck flowing through the village is worth noting when considering flood risk, particularly for properties in lower-lying areas. Our surveyors check for signs of water damage, damp penetration, and drainage issues that may be more prevalent in properties near water courses. We also assess the condition of retaining walls and culverts that may affect the property. Properties particularly close to the beck should receive careful attention to boundary walls and any structures that may be affected by water flow.

Given that house prices in Crosby Garrett have seen significant movement, with a 45% change over the past year according to Land Registry data, obtaining an independent survey is particularly valuable. A professional survey helps ensure you understand the property's true condition and can account for any repair costs in your offer. The average price per square foot of £229 provides a useful benchmark, but a survey reveals the specific condition that affects real value. Recent sales data shows a terraced property sold in February 2025 for £210,000 and a detached property sold in August 2024 for £382,500, demonstrating the range of properties in the local market.

The age of properties in Crosby Garrett means that damp is a common concern. Many homes have solid walls without modern damp-proof courses, making them more susceptible to rising damp and penetrating damp than newer constructions. Our surveyors use professional damp meters and their experience to assess moisture levels and identify areas of concern. We also check ventilation, as poor airflow in older properties can lead to condensation issues, particularly in kitchens and bathrooms where moisture is generated.

Roofing on traditional properties in this area often uses slate, which can be particularly susceptible to damage from frost and weathering given the Cumbrian climate. Our inspectors examine slates for cracking, slipping, or moss growth that may indicate underlying issues. We also check lead flashings around chimneys and roof penetrations, as these are common failure points that can lead to water ingress. The inspection of the roof area is particularly important given the exposure that properties in this elevated part of Cumbria can experience.

• Stone wall construction and solid wall insulation
• Slate roofing age and condition
• Damp and condensation in older properties
• Foundation conditions on limestone geology
• Drainage and beck proximity
• Listed building considerations

Our experience surveying properties throughout the Westmorland and Furness area means we know which issues are most likely to affect homes in Crosby Garrett. The age of much of the housing stock means that damp problems feature prominently in our surveys. Rising damp occurs when moisture from the ground travels up through porous solid walls, and without a modern damp-proof course, older properties are particularly vulnerable. Penetrating damp occurs when water penetrates through defects in the building envelope, such as missing or damaged slates, failing pointing, or damaged flashings.

Structural movement, although less common than in some areas, can affect properties in Crosby Garrett. The limestone geology in this area is generally stable, but properties with shallow foundations - common in older buildings - can be susceptible to movement if ground conditions change or trees are planted nearby. Our surveyors are trained to identify the signs of structural movement, including cracking patterns that may indicate subsidence or settlement. We note the location, pattern, and width of any cracks found and advise whether further investigation by a structural engineer is recommended.

Timber defects are another common finding in older properties. Woodworm can affect structural timbers, particularly in roof spaces where conditions are conducive to infestation. Wet or dry rot can develop where moisture is present, often as a result of plumbing leaks, condensation, or penetrating damp. Our inspectors examine accessible timber for signs of decay, fungal growth, and insect activity. We also check for proper ventilation in roof spaces, as adequate airflow is essential for preventing timber decay.

Outdated electrical installations are frequently encountered in properties that have not been updated for several decades. Electrical standards have changed significantly over the years, and older installations may not cope with the demands of modern living. Our surveyors visually check the consumer unit, wiring, and socket outlets where visible, noting any obvious deficiencies. We always recommend that a full electrical inspection is carried out by a registered electrician before completion, as this is the only way to ensure the installation meets current safety standards.

The condition of plumbing is equally important. Many older properties will have a mix of materials, including copper, lead, and galvanised steel pipes. Lead pipes pose a health risk, particularly for drinking water, while galvanised steel pipes can corrode internally, reducing water pressure and quality. Our surveyors visually inspect accessible pipework and note the materials present, advising on the need for a professional plumbing inspection. Given the rural location of Crosby Garrett, some properties may also rely on private water supplies or septic tanks, which require separate specialist inspections.

Our chartered surveyors have extensive experience inspecting properties throughout Cumbria and the Westmorland and Furness area. We understand the local construction methods, from traditional limestone buildings to more modern developments, and we know what to look for in each property type. Our team stays current with local market conditions and property trends that affect value and investment. We've surveyed properties across the village, from the historic buildings near the Church of St Andrew to newer developments on the outskirts.

Every report is independently checked to ensure accuracy and consistency. We pride ourselves on clear, jargon-free reporting that helps you understand exactly what you're buying. Our local knowledge means we can flag issues that are particularly relevant to Crosby Garrett properties, such as the condition of historic stonework or drainage considerations near the beck. We understand that buying a property is a significant decision, and our reports are designed to give you the information you need to proceed with confidence.

When you book with us, you're not just getting a survey - you're getting local expertise that helps protect your investment. We aim to deliver reports within 3-5 working days, and we can often accommodate faster turnarounds when needed. Our customer service team is on hand to answer questions before, during, and after your survey. We believe in providing a service that genuinely helps buyers make informed decisions about one of the largest purchases they will ever make.

Our surveyors are members of the Royal Institution of Chartered Surveyors (RICS), which means we adhere to strict professional standards and follow the RICS codes of practice. This gives you assurance that your survey will be conducted professionally and that the report will meet the highest standards of quality and accuracy. We carry professional indemnity insurance, providing additional protection for our clients.