RICS Level 2 Survey Irthington

Our RICS Level 2 Home Survey provides a thorough inspection of all accessible areas of the property, from the roof space down to the foundations. The surveyor will examine the condition of the roof covering, chimney stacks, rainwater goods, walls, windows, doors, and internal joinery. We inspect the condition of the property's services including electrical, gas, and plumbing installations, though we do not test or certify these systems. The report provides clear traffic light ratings for each element inspected, indicating where conditions range from good through to requiring urgent repair. Our inspectors use high-powered torches to examine loft spaces, ladders to access hatches, and moisture meters to assess suspected damp issues.

In Irthington's older housing stock, our surveyors pay particular attention to signs of dampness, which is one of the most common defects found in properties with solid wall construction. We look for evidence of rising damp, penetrating damp through degraded pointing or damaged flashings, and condensation issues that can arise from inadequate ventilation. Our report will identify any areas where damp-proof courses have failed or where original construction methods may be contributing to moisture problems that could affect the health of occupants and the longevity of the building fabric. Properties built with solid sandstone walls, which are prevalent throughout the CA6 postcode area, are particularly susceptible to these issues, especially where lime mortar pointing has deteriorated over time.

The structural elements of the property receive careful assessment, with our surveyors looking for signs of movement, subsidence, or settlement that might indicate foundation problems. In the Cumbrian geology, areas with clay-rich soils can experience shrink-swell behaviour, potentially causing ground movement that manifests as cracking in walls, uneven floors, or doors that stick. Our inspectors are trained to identify these warning signs and advise whether further investigation by a structural engineer is recommended. The Vale of Eden geology, which underlies much of the Irthington area, contains varied soil types that can affect foundation performance, and our surveyors understand these local ground conditions.

We also examine the condition of outbuildings, garages, and any boundaries included in the property. The inspection includes an assessment of the general arrangement of the property and its grounds, looking for potential issues such as trees growing close to the building that might affect foundations, or drainage systems that show signs of failure. For properties with extensive grounds, which are common in this rural area, we note any obvious concerns that might require further specialist assessment. Our comprehensive approach ensures you receive a complete picture of the property condition before you commit to purchase.

The Irthington area presents specific challenges that make professional surveying particularly valuable for potential buyers. The village sits within the "Rivers Esk and Irthing flood alert area," meaning properties in lower-lying positions near watercourses may face flood risk during periods of heavy rainfall. Our surveyors will note any visible signs of previous flooding, water staining, or flood mitigation measures such as barriers or raised electrical installations. Understanding these risks is crucial for informed decision-making and appropriate insurance arrangements. Properties near the River Irthing or its tributaries warrant particular attention, and our inspectors are experienced in identifying both obvious and subtle indicators of past water ingress.

Traditional building methods prevalent in the area include solid wall construction using local red sandstone, often with lime mortar pointing that requires different maintenance approaches compared to modern cavity wall construction. Many properties feature Welsh slate roofs, which while durable, can suffer from slippage, broken hooks, and deteriorated mortar on ridges over time. Our surveyors understand these traditional materials and can distinguish between normal aging and defects that require attention. We also assess the condition of original features such as sash windows with plain stone surrounds, which are common throughout the Irthington parish. The use of large quoins on sandstone properties is a distinctive local feature that our surveyors know to inspect carefully where stress concentrations can occur.

The age of Irthington's housing stock means that many properties will have outdated electrical systems, plumbing with original lead or galvanised steel pipes, and inadequate insulation by current standards. These issues may not be immediately visible but can represent significant remediation costs. Our survey includes assessment of these services, flagging where installations appear to date from older periods and may not meet current safety regulations. This information proves invaluable for budgeting purposes and for planning necessary upgrades after purchase. We note the condition of consumer units, the presence of older-style round-pin sockets, and any visible wiring that may require updating.

The local geology also plays a role in property condition assessment. The underlying clay-rich soils in parts of the Irthington area can experience volume changes with moisture variations, potentially causing subsidence or heave that manifests as structural movement. Our surveyors are trained to identify signs of this type of ground movement, including cracking patterns that suggest foundation issues. While not all properties will be affected, properties showing symptoms of structural movement require careful assessment and may need specialist structural engineer involvement. The proximity to Carlisle Airport also means some properties may have had modifications or extensions that require checking for appropriate building regulation approvals.

While Irthington itself is primarily a village of historic properties, the surrounding CA6 postcode area has seen new housing development in recent years. The Gleeson Homes development at Harker Place offers new-build properties with modern construction methods, while Fawns Wood provides additional housing in the vicinity. Even new properties benefit from professional surveying, as our inspection can identify snagging issues, workmanship concerns, or problems that may have arisen during the building process. Many buyers are surprised to find defects in new homes that were not apparent during their initial viewing.

If you are purchasing a new build property, our RICS Level 2 survey can provide valuable documentation for any warranty claims through the National House Building Council or other warranty providers. We check items that may be covered under your warranty, giving you that any issues are identified before the warranty period expires. New builds should still be inspected for items such as window seal failures, inadequate insulation in roof spaces, and drainage issues that may not become apparent until the property has been occupied for some time. Our survey provides the professional assessment you need when investing in a new home.