RICS Level 2 Survey in the Lakes | From £450

Our RICS Level 2 Surveys include a thorough visual inspection of all accessible areas of the property. In the Lake District, this means our surveyors pay particular attention to the unique construction methods used throughout the region. Many properties feature local stone walls built using traditional techniques, often with solid rather than cavity wall construction. We check for signs of damp penetration, which can be particularly problematic in older properties where original lime mortar pointing has deteriorated, and we assess the condition of slate roofs - a hallmark of Lakeland architecture.

The geological makeup of the Lake District creates specific considerations for property condition. While shrink-swell subsidence risk is generally low across most of the National Park due to the predominance of volcanic bedrock and slate, our surveyors remain alert to localized areas of glacial till in valley bottoms where clay content can be higher. We inspect foundations and ground floors carefully, noting any signs of movement or settlement that might indicate ground instability, particularly on properties built on steeper plots where retaining walls may be required. Properties in areas around Kendal and the lower Eden valley may have different ground conditions compared to the steeper valleys leading up to popular hiking areas.

Given the region's high rainfall and numerous watercourses, flood risk assessment forms an important part of our survey. We identify properties in flood zones, check the condition of drainage systems, and note any evidence of previous flooding. Properties near the River Derwent, River Kent, or River Lune, as well as those in valley bottoms, receive particular attention. Our report will clearly flag any flood risk and recommend further investigations if necessary, helping you make an informed decision about flood resilience measures.

We also assess the condition of any outbuildings, which are common in the Lake District as either traditional barns, shippons, or more modern garages and workshops. Many properties in the National Park have historically been agricultural holdings, so the conversion of traditional agricultural buildings is common. We check the condition of these structures and note any potential issues with converted spaces that might not meet current building regulations.

• Stone wall condition and mortar pointing
• Slate roof integrity and flashing
• Damp and condensation assessment
• Drainage and guttering condition
• Structural movement indicators
• Flood risk and drainage

The Lake District's older housing stock presents several common defect patterns that our surveyors are trained to identify. With over 36% of properties in the region pre-dating 1919, traditional construction methods are prevalent. Solid stone walls, often without damp proof courses, are common in cottages and farmhouses. Our surveyors use moisture meters and visual inspection to assess damp levels and recommend appropriate remediation. Many older properties have had retrofit damp proofing installed, and we check its current condition and effectiveness. Properties in areas like Hawkshead, Cartmel, and Staveley often feature these traditional construction methods.

Roof conditions require particular attention in this area. Traditional slate roofs, while durable, can develop issues with age. We inspect for slipped or broken slates, deteriorated lead flashing around chimneys and valleys, and signs of past or current leaks. The steep roofs common on Lakeland properties can present access challenges, but our surveyors conduct close-up inspections where safely possible. We also assess the condition of flat roof sections, which are more common on extensions and outbuildings. Properties with Westmorland green slate or Burlington slate roofing are particularly characteristic of the area and may command premium values.

The region's character as a National Park and UNESCO World Heritage Site means many properties fall within Conservation Areas. Our surveyors identify properties with listed building status and flag any visible alterations that might require retrospective listed building consent. We also note uPVC window replacements in traditional properties, which can affect both the aesthetic and the ventilation characteristics of the building. These considerations are clearly reported, helping you understand any regulatory implications.

Another common issue we encounter is related to the conversion of traditional buildings. Many barns and agricultural buildings have been converted into residential properties over the years, sometimes with varying quality of workmanship. We check the condition of conversion work, looking for signs of structural alteration, adequate ventilation, and the effectiveness of insulation. These issues are particularly relevant in developments like Hawkshead Gardens where newer conversions meet traditional aesthetic requirements.

Flood risk is a significant consideration for property buyers throughout the Lake District. The region's mountainous terrain, high annual rainfall, and extensive river network create natural flooding potential. Major rivers including the Derwent, Eden, Kent, and Lune have all experienced significant flooding events in recent years. Towns such as Keswick, Cockermouth, Kendal, and Glenridding have particularly notable flood history, and properties in these areas require careful assessment. The 2015 floods in Keswick and Cockermouth caused extensive damage to many properties, and the memory of these events remains relevant for current buyers.

Our surveyors inspect properties for visible signs of flood damage or previous flooding events. We note the condition of electrical installations, which should ideally be positioned at height in flood-prone properties. We also assess the condition of any flood defence measures, such as barriers or raised thresholds. While we cannot provide a detailed flood risk assessment without comprehensive mapping data, our survey will flag visible concerns and recommend that buyers conduct their own flood risk checks using official Environment Agency mapping.

Surface water flooding presents an additional risk in the Lake District due to the steep topography and impermeable rock. Heavy rainfall can quickly overwhelm drainage systems, causing flash flooding even in areas not directly adjacent to rivers. Our surveyors note the general topography of the site and surrounding land, identifying properties that might be susceptible to surface water pooling or runoff. Properties on steep hillsides or those with limited drainage should be particularly carefully assessed. We recommend that buyers in any flood-sensitive area obtain a detailed flood risk assessment from the Environment Agency before completing their purchase.