RICS Level 2 Survey in Cumrew

The housing stock in Cumrew predominantly consists of older properties, with the majority built before 1919. These traditional stone farmhouses, cottages, and period properties characterise the local area and contribute to its charm, but they also present specific challenges that only a qualified surveyor can identify. Our RICS Level 2 Survey examines the property's condition systematically, covering the roof, walls, floors, damp proof course, and structural integrity. We provide the detailed assessment you need to understand exactly what you're purchasing before committing your funds.

Properties in rural Cumbria often feature local sandstone construction with rendered finishes, slate roofing, and traditional solid wall construction using lime mortar. While these materials are durable, they require specific maintenance approaches that differ from modern cavity wall construction. Our inspectors check for common issues in traditional Cumbrian properties, including damp penetration through solid walls, deteriorating slate roofs, timber decay in roof structures, and the condition of lead flashing around chimneys. We understand how these buildings were constructed and what to look for when assessing their current condition.

Given that Cumrew sits within the River Eden catchment area, flood risk is a consideration for properties near Cumrew Beck and other watercourses. Our surveyors note any signs of previous flooding, water damage, or drainage issues that could affect the property's long-term habitability. We also assess the condition of older drainage systems, which are common in rural properties and may require updating to meet current standards. Properties in low-lying areas or those adjacent to watercourses warrant particular attention during the inspection process.

The local economy around Cumrew remains primarily agricultural, with farming operations and associated buildings forming an important part of the property landscape. Many properties in the area are former farmhouses or agricultural buildings that have been converted for residential use. These buildings often have non-standard construction methods and may contain historic features that require specialist assessment. Our surveyors are familiar with agricultural buildings and can identify issues specific to their construction history and current condition.

• Damp and moisture penetration
• Roof condition and slate deterioration
• Timber defects and woodworm
• Drainage system condition
• Electrical and heating systems
• Structural movement indicators

Based on our experience surveying properties throughout Cumbria, we frequently identify several recurring issues in Cumrew homes. Damp is perhaps the most common concern, particularly rising damp in properties with solid stone walls and penetrating damp caused by deterioration in pointing, rendering, or lead flashing. Traditional lime mortar pointing is softer than modern cement mortar and allows the building to breathe, which is essential for traditional construction. When properties have been incorrectly repointed with cement mortar, moisture becomes trapped, leading to damp problems and potential structural issues.

Roof conditions often require attention in this area. While slate is an excellent roofing material with a long lifespan, individual slates can become cracked or slip over time, particularly in exposed locations where wind and rain are more severe. Lead flashing around chimneys and valleys can deteriorate, causing leaks into the roof space. Our surveyors check all accessible roof areas and note any required repairs, including the condition of felt underlay, battens, and timber rafters. Properties with multiple roof slopes or complex configurations require thorough assessment.

Timber defects, including woodworm and both wet and dry rot, affect floor joists, roof timbers, and window frames, particularly in properties where moisture has penetrated the building fabric. The common furniture beetle is prevalent in older properties throughout Cumbria, and our surveyors know exactly what signs to look for when assessing timber condition. We examine accessible floor voids and roof spaces for evidence of insect activity or fungal decay that could compromise structural elements.

Older electrical wiring and plumbing systems are frequently encountered in Cumrew properties. Many homes still have original installations that, while functional, do not meet current electrical safety standards. We highlight these concerns in our report and recommend further investigation by qualified electricians and plumbers. Additionally, thermal performance is often poor in traditional properties, with solid walls and uninsulated roofs resulting in high heating costs and comfort issues. Our report will flag these thermal inefficiencies so you can budget for potential improvements.

• Rising and penetrating damp
• Slate roof deterioration
• Timber rot and woodworm
• Outdated electrical wiring
• Poor insulation
• Drainage issues