RICS Level 2 Home Survey Kendal

Our RICS Level 2 Home Survey provides a thorough inspection of all accessible areas of the property. The surveyor examines the walls, roof, floors, windows, doors, and foundations, looking for signs of damp, structural movement, rot, or other defects. In Kendal's older properties, particular attention is given to the condition of limestone walls, slate roofs, and any signs of settlement in buildings constructed on the glacial moraine that underlies the Kent valley. The survey also checks the condition of damp proofing, insulation, and ventilation, which are particularly important in traditional properties that may have been modernised over the years.

The report covers all major building systems including the electrical installation, plumbing, and heating. Our surveyors note the approximate age and condition of these installations, flagging any that appear to be non-compliant with current regulations or nearing the end of their serviceable life. For properties in flood-risk areas near the River Kent, we include observations on any signs of previous water damage or flood mitigation measures that have been installed. The Level 2 survey also includes a market valuation, which compares the property against recent sales of similar properties in the Kendal area to ensure you are paying a fair price.

Following the inspection, you receive a clear, easy-to-read report that uses a traffic light rating system to indicate the condition of each element. Green indicates no urgent action required, amber highlights issues that should be monitored or addressed, and red flags serious defects that need immediate attention. This straightforward approach helps you understand exactly what you are buying and gives you powerful leverage when negotiating the purchase price or requesting repairs from the seller. Each section includes practical guidance on next steps, whether that involves engaging a specialist contractor or simply monitoring a developing issue.

Our surveyors are particularly experienced in assessing the older housing stock that predominates in Kendal's conservation area, where approximately half of the urban area contains pre-1900 developed land. Many properties here have solid walls without modern damp proof courses, and our inspection specifically addresses the condition of any existing damp proofing and ventilation arrangements.

• Structural walls and foundations
• Roof, chimneys, and gutters
• Windows, doors, and joinery
• Damp and rot assessment
• Electrical and gas services
• Drainage and plumbing
• Insulation and ventilation
• Market valuation

Kendal presents specific challenges and considerations for property buyers that our surveyors are well-equipped to identify. The town sits on a large glacial moraine in the Kent valley, which can affect ground conditions and foundation performance. Properties in the conservation area, which covers approximately half of the urban area including almost all pre-1900 developed land, often have traditional construction methods that require specialist knowledge to assess accurately. Our surveyors understand these local factors and can spot issues that a generic survey might miss.

The historic core of Kendal, with its limestone buildings and three Scheduled Monument bridges over the River Kent, includes many period properties that may have hidden defects despite their attractive appearance. With 187 listed buildings in the civil parish, including three Grade I and twelve Grade II* structures, properties in Kendal often have special considerations that affect their maintenance and renovation. Our Level 2 survey provides the detailed assessment needed when purchasing a property with historic character or listed building status.

New developments in Kendal, such as those at Nancy Meadows and Meadow Rigg by Genesis Homes, represent a growing segment of the housing market. Even new build properties can have defects, and our surveyors apply the same rigorous standards to modern homes as they do to period properties. For the planned developments at Land West of High Sparrowmire (143 homes by Persimmon Homes) and Brigsteer Road (89 homes by Story Homes), a survey provides that the property has been constructed to proper standards.

Flood risk is an important consideration for properties near the River Kent, which flows through the historic core of Kendal. Our surveyors inspect for signs of previous flooding, water damage, and any flood mitigation measures that may have been installed. This is particularly relevant for properties in low-lying areas near the river and its tributaries.

• Properties in flood-risk areas near River Kent
• Traditional limestone and slate construction
• Period properties in conservation area
• Listed buildings and historic features
• New build properties at local developments
• Properties on glacial morane ground conditions

Your RICS Level 2 report is designed to be clear and actionable, even if you have no previous experience with property surveys. Each section of the property is given a rating from 1 (no urgent action) to 3 (urgent attention needed), colour-coded as green, amber, or red. The report also includes a clear summary at the front highlighting the most important issues, so you can quickly understand the property's overall condition before reading the full details.

In addition to identifying defects, the report provides practical guidance on what to do next. If electrical work needs attention, we recommend engaging a qualified electrician registered with NICEIC or ELECSA. If damp is detected, we advise on the type of specialist needed for further investigation, whether that be a property care specialist or a damp proofing contractor. This guidance helps you make informed decisions about the property and budget appropriately for any work that may be required after purchase.

The market valuation section, if included in your package, compares the property against recent sales of similar properties in the Kendal area. This uses data from Zoopla, Rightmove, and other sources to ensure the valuation reflects current market conditions in the LA9 postcode area. The valuation takes into account property type, size, location, and current market trends, including the recent 10% decline from the 2023 peak.