RICS Level 2 Survey in Hincaster

Our chartered surveyors conduct a thorough visual inspection of all accessible areas of the property. This includes the roof space where accessible, the exterior walls, windows and doors, floors, walls, and ceilings, as well as the kitchen, bathroom, and other sanitary fittings. We also inspect the condition of any garages, outbuildings, or extensions that form part of the property. The inspection is non-invasive, meaning we do not move furniture or lift carpets, but we use probes where appropriate to assess suspected defects.

Hincaster's housing stock presents particular characteristics that our inspectors know well. The village contains numerous older properties constructed from local stone rubble and roughcast stone, with green slate roofs typical of the area. Properties such as Hincaster Hall, a late 16th-century Grade II* listed farmhouse, demonstrate the traditional construction methods found throughout the parish. Our surveyors understand how these older buildings behave, particularly in relation to moisture movement and the absence of modern damp-proof courses.

Given that Hincaster has eleven listed buildings within the parish, many properties in the area will have historic fabric requiring careful assessment. Our inspectors look for signs of previous alterations, structural movement, and the condition of traditional features. We also note any potential issues with the historic fabric that might require specialist attention from conservation-aware contractors. The presence of clay soils in the area, historically used for brick production at Mosside Farm, means our inspectors pay particular attention to foundations and any signs of subsidence or movement that could indicate shrink-swell activity in clay subsoils.

The Hincaster Tunnel itself, a remarkable 19th-century engineering achievement, was constructed using millions of bricks made from local clay - the same geological conditions that can affect modern foundations. Our surveyors understand this local context and how the underlying ground conditions may influence property foundations in the village.

• Roof structure and covering condition
• Wall fabric and pointing condition
• Damp and moisture penetration
• Window and door joinery
• Floor structure and decking
• Electrical and heating visible installations
• Signs of structural movement
• Drainage and gutter condition

Based on our experience surveying properties throughout the Hincaster area and the broader South Lakeland region, certain defects appear more frequently in local housing. Understanding these common issues helps you know what to expect from your survey report and allows you to budget for any remedial work that may be required. Many properties in Hincaster were built before modern building regulations, meaning they may lack features that newer homes take for granted.

Damp and moisture problems represent the most common defect we identify in older properties across Hincaster. Rising damp affects buildings constructed with solid walls before the introduction of modern damp-proof courses, while penetrating damp can occur through ageing stone pointing, defective gutters, or worn roof coverings. The green slate roofs found throughout Hincaster, while visually traditional and appropriate for the area, can develop problems with broken or slipped tiles, deteriorated ridge mortar, and failed flashings around chimneys and valleys.

Timber defects also feature prominently in our survey findings for Hincaster properties. The structural timbers in roof spaces and floor structures can be affected by woodworm infestation or fungal decay, particularly where ventilation has been poor or where there has been a history of damp penetration. Our surveyors use sharp probes to test suspected timber decay where appropriate and will flag any areas requiring further investigation by a specialist timber treatment contractor.

Recent sales in the area give context to the types of properties we inspect. A semi-detached property on Parsons Way sold for £285,000 in February 2024, while traditional stone properties like Stonehurst have achieved higher values - a terraced property sold for £541,000 in September 2021. The diversity of property types in Hincaster means our surveyors must be familiar with both modern construction methods and traditional stone building techniques.

• Rising and penetrating damp
• Roof tile damage and slippage
• Deteriorating mortar and pointing
• Woodworm and fungal decay
• Window and door putty failure
• Gutter and downpipe blockage
• Chimney stack deterioration
• Structural movement or cracking

The presence of numerous listed buildings in Hincaster, including the notable Hincaster Hall and structures associated with the Lancaster Canal, means that buyers may be purchasing properties with historic fabric requiring specialist care. A RICS Level 2 Survey will identify visible defects and concerns relating to historic elements, though it is worth noting that this survey is not a listed building compliance check. If you are purchasing a listed property, you should consult with the local conservation officer at Westmorland and Furness Council regarding any planned works that may require listed building consent.

The Hincaster Tunnel itself, a 19th-century engineering feat lined with bricks made from local clay, stands as the area's building heritage. Many properties in the village share similar construction methods, with local stone and traditional building techniques creating homes of considerable character but also requiring ongoing maintenance and understanding. Our surveyors are experienced in assessing these traditional buildings and can distinguish between normal aging of historic fabric and defects requiring urgent attention.

Well Heads Farmhouse and High Barns Farmhouse are both Grade II listed properties demonstrating the typical construction found throughout Hincaster - roughcast stone walls beneath green slate roofs. These properties, like others in the village, require surveyors who understand how traditional buildings perform over time, particularly in relation to moisture movement and the thermal efficiency challenges common in older construction. We will flag any concerns about historic fabric while recognising that some defects may be inherent to the age and construction type rather than indicating urgent problems.