RICS Level 2 Survey in Tebay

A RICS Level 2 Survey, formerly known as a HomeBuyer Report, provides a thorough inspection of the property's condition focusing on issues that affect value and safety. Our inspectors examine all accessible areas of the property including the roof space, walls, floors, windows, doors, and permanent fixtures. We specifically look for defects that might impact your decision to purchase or negotiate the price.

The survey includes a detailed assessment of the property's construction and materials, with particular attention to common issues found in the local area. For Tebay properties, this means we pay close attention to the condition of traditional stone walls, slate roofs, and older drainage systems that are prevalent in the area. Our surveyors check for signs of damp, structural movement, and timber defects that frequently affect older properties in this part of Cumbria.

Following the inspection, you receive a comprehensive report that clearly identifies any defects found, categorising them by severity from urgent issues requiring immediate attention to matters that may require future maintenance. The report includes clear photographs and practical recommendations, helping you understand exactly what you are purchasing and any costs you might face after moving in.

Unlike a basic mortgage valuation, our RICS Level 2 Survey provides you with detailed information about the property's condition regardless of whether you are buying with a mortgage or cash. We examine the property from top to bottom, including accessing the roof space where safe to do so, checking behind furniture where accessible, and assessing the condition of outbuildings and boundaries.

• Roof structure and covering
• Wall construction and condition
• Damp and timber assessment
• Electrical and plumbing overview
• Drainage and sewage systems
• Windows, doors, and joinery

Properties in Tebay and the surrounding Westmorland and Furness area face several common issues that our surveyors regularly identify during Level 2 inspections. The age of much of the housing stock means that many properties are over 50 years old, with a significant proportion built before 1919 using traditional construction methods. These older properties often lack modern damp-proof courses, which can lead to rising damp problems, particularly in solid stone walls.

The local geology around Tebay, which includes Carboniferous Limestone and areas of glacial till, can contribute to ground movement in some locations. While subsidence risk is generally low, our surveyors check for signs of structural movement or cracking that might indicate underlying ground issues. Properties near the River Lune and Birk Beck require particular attention, as flood risk is a significant consideration for homes in certain parts of the village.

Slate roofs are common on traditional properties in this area, and our inspectors assess the condition of these carefully. We look for slipped slates, perished pointing to ridge tiles, and signs of timber decay in roof structures. Many older properties also have outdated electrical systems and plumbing that may not meet current regulations, and our survey highlights these areas where professional advice should be sought before purchase.

The village's proximity to the M6 motorway means some properties may also be affected by traffic noise or have been subject to different building standards depending on when they were constructed. Properties that have been converted from agricultural buildings, such as old barns or farmhouses, often require additional attention to ensure the conversion work was carried out properly and meets current building regulations.

• Damp and condensation issues
• Roof defects and slate deterioration
• Outdated electrical wiring
• Structural movement or cracking
• Drainage and soakaway problems
• Timber decay and woodworm

Properties in Tebay require careful assessment regarding flood risk due to the village's proximity to the River Lune and its tributaries. Our surveyors specifically check for signs of previous flooding, water damage, and the condition of any flood mitigation measures that may be in place. Properties in low-lying areas near the river or Birk Beck have a medium to high flood risk, and this is clearly highlighted in our reports.

Surface water flooding can also be a concern during periods of heavy rainfall, particularly in areas with poor drainage. We assess the property's drainage systems, including soakaways, gutters, and drainage channels, to ensure they are functioning properly. For properties with septic tanks or private drainage, we note the condition and location of these systems, as they require specific maintenance and may have regulatory requirements.

While Tebay does not have a designated Conservation Area, there are several listed buildings in and around the village, primarily Grade II listed farmhouses, barns, and the historic railway station building. If you are purchasing a listed property, our Level 2 survey will flag any obvious concerns, though we may recommend a more detailed Level 3 Building Survey due to the complexities of historic construction and potential planning restrictions.

The local environment also includes consideration of radon levels, which can be elevated in some parts of Cumbria due to the underlying geology. Our survey will note if the property has a radon detection meter and check for any existing mitigation measures. We also assess the proximity of the property to any known landfill sites or historical mining activity that might affect the ground conditions.