RICS Level 2 Survey in LA8 (Kendal)

The LA8 postcode area presents unique challenges for property buyers, particularly given the predominant construction materials and age of the housing stock. Approximately 30% of properties in the area were built before 1919, with many constructed from traditional stone walls using local limestone or slate. These older properties, while full of character, often lack modern damp-proof courses and may suffer from rising damp, penetrating damp, or condensation issues that are not immediately visible to untrained eyes. Our surveyors are familiar with the specific construction methods used in the South Lakes region and know exactly what to look for.

The area geology around the southern Lake District fells includes limestone, glacial till, and alluvial deposits in river valleys. While the shrink-swell risk from clay soils is generally low to moderate, localized pockets of more significant clay deposits can lead to subsidence or settlement issues, particularly in properties built on made-up ground or near trees. Properties close to the River Kent and its tributaries face moderate to high flood risk, which our surveyors carefully assess alongside the property's flood defences and resilience measures.

The high concentration of listed buildings and conservation areas in Kendal and surrounding villages adds another layer of complexity. Many properties within these designations require specialist attention, and while a RICS Level 2 survey provides valuable information, properties with significant historical value may need a more detailed RICS Level 3 Building Survey. Our team will advise you if we believe a higher level of survey is appropriate for your specific property.

According to the 2021 Census, the housing stock in LA8 breaks down as 35% detached, 30% semi-detached, 25% terraced, and 10% flats. This mix means that whether you are purchasing a substantial Victorian villa in Kendal town centre or a modern semi-detached home on one of the new developments, our surveyors adapt their inspection approach to suit the specific property type and construction.

The LA8 area has seen significant new build activity in recent years, with several developments bringing modern properties to the market. The Pastures development by Story Homes in Kendal (LA8 0AN) offers 3, 4, and 5 bedroom detached and semi-detached homes priced from £329,995 to £599,995. Meanwhile, Strawberry Fields by Russell Armer Homes in Burton-in-Kendal (LA8 0QR) provides 2, 3, and 4 bedroom homes ranging from £225,000 to £450,000. Oakmere Homes is also developing Helme Chase in Kendal with properties from £310,000 to £620,000.

Even new builds can benefit from a RICS Level 2 survey. While newer properties typically have fewer structural issues, our survey can identify snagging items, construction defects, or issues with the build quality that may not be apparent during a visual viewing. For new builds, we recommend scheduling your survey before the defects period expires, ensuring that any issues are identified while they remain the developer's responsibility to rectify.

The tourism economy in the South Lakes area also influences the housing market, with demand for holiday lets and second homes affecting both prices and availability for local residents. If you are considering a property as a holiday rental investment, our survey can flag any issues that might affect future lettings or require additional insurance considerations.

Properties in LA8 are predominantly constructed from traditional stone, typically local grey limestone or slate, with many older homes featuring rendered finishes. Roofs predominantly use natural slate, which while durable can deteriorate over time with slipped tiles, broken leadwork, and decaying timber battens being common issues identified in our surveys. Modern developments utilize cavity wall construction with brick or render and concrete tiled roofs, which present their own set of potential issues including bridging of cavity insulation and mortar bed deterioration.

The wet climate of the Lake District region means that damp is a frequent concern in LA8 properties. Rising damp occurs where properties lack a proper damp-proof course or where the course has failed, while penetrating damp often results from defective rainwater goods, damaged pointing, or poor sub-floor ventilation. Condensation is also common, particularly in properties with inadequate ventilation or single-glazed windows. Our surveyors carefully check for signs of damp using moisture meters and visual indicators, noting any areas of concern in the report.

Electrical and plumbing systems in older properties frequently require attention. Many homes built before 1980 still contain original fuse boards with rewirable fuses, dated wiring that does not meet current regulations, and galvanised steel or lead water pipes. These systems not only fail to meet modern demands but can also present safety risks. Our survey reports highlight these concerns and recommend that a qualified electrician or plumber inspect any outdated systems before completion.

Parts of the LA8 postcode area, particularly properties close to the River Kent and its tributaries, face moderate to high flood risk. Our surveyors carefully assess the property proximity to flood zones, the condition of any existing flood defences, and the drainage infrastructure around the property. We look for signs of previous flooding, such as water marks, damaged plasterwork at low levels, and the condition of ground floor electrical installations.

Surface water flooding is also a concern in low-lying areas and where drainage infrastructure may be overwhelmed during periods of heavy rainfall, which is not uncommon in the Lake District. Our survey includes an assessment of the property drainage systems, including gutters, downpipes, and surface water drains. If we identify significant flood risk, we will highlight this in your report and recommend that you obtain further specialist advice from the Environment Agency or a flood risk specialist.

Properties near the River Kent flood plain, particularly in areas around Kendal town centre and towards Milnthorpe, should be treated with particular caution. The Environment Agency flood maps show multiple properties in LA8 fall within Flood Zones 2 and 3, indicating varying degrees of annual flood risk. Our surveyors will note this and recommend you obtain a separate flood risk assessment alongside your survey report.