RICS Level 2 Survey in Askam and Ireleth

Our RICS Level 2 HomeBuyer Survey takes a full visual look at the property’s accessible areas. We inspect the walls, roof, floors, doors and windows, together with fixtures and fittings. You get an overall view of condition, plus clear points where urgent action or further investigation may be needed. Our surveyor also checks for dampness, structural movement, timber defects and other common problems found across the Furness peninsula.

Askam and Ireleth has a strong spread of Victorian and Edwardian homes, with terraced houses and older semi-detached properties making up a sizeable part of the stock. Those older buildings often need a close look, especially for rising damp, ageing roof coverings and outdated electrical systems. Our surveyors are familiar with the area’s construction methods, from solid walls built with local stone and brick to timber suspended floors and pitched roofs finished with slate or tile. The dark blue slate seen on homes in the higher areas near Ireleth comes from local quarries, so its condition and weathering need a particular check.

The RICS Level 2 Survey also gives a market valuation and an insurance reinstatement figure, which can help with mortgage requirements and with arranging suitable building cover. Where we spot anything significant during the inspection, we set out what needs attention and say whether a specialist should take a closer look. In Askam and Ireleth, that can mean further investigation into mining history or a flood risk assessment, given the industrial past and the coastal setting.

• Visual inspection of all accessible areas
• Assessment of defects and required repairs
• Market valuation and reinstatement value
• Energy efficiency rating commentary
• Clear priority-coded recommendations
• Advice on further specialist investigations

Askam and Ireleth throws up a few unusual points for buyers, which makes a professional survey especially useful. The area has a deep industrial past centred on iron ore mining and ironworks, and many homes were built for workers in the 19th and early 20th centuries. Although most mining stopped decades ago, properties on or near former mining land could still be affected by unstable workings, including shaft collapse or settlement. Our surveyors know the warning signs, from cracking patterns to doors and windows sticking, and those details can point towards structural movement.

Being close to the Duddon Estuary also means flood risk matters for some homes. Coastal flooding, river flooding from smaller watercourses and surface water flooding can all affect low-lying properties. Not every home in the area faces a serious risk, but it is important to understand the position of the property you are considering. Our survey notes the setting and any visible clues to flood vulnerability, such as water marks, dampness at lower levels or a lack of flood-resilient construction methods.

Local stone and brick are the main building materials in Askam and Ireleth, while dark blue slate is common on roofs in the higher areas near Ireleth. Many houses use solid wall construction, which can be more prone to dampness than modern cavity walls if upkeep has slipped. Our surveyors know the traditional methods and materials well, so the inspection is carried out with those details in mind. The local red brick, made from shale deposits in the area since 1845, is another defining feature, and we assess it for weathering and the condition of the mortar.

• Mining heritage considerations
• Coastal and river flood risk assessment
• Traditional construction methods
• Solid wall damp assessment
• Roof and chimney condition
• Electrical and plumbing condition

Our work in Askam and Ireleth has shown us the defects that come up most often in the local housing stock. With so many older homes in the area, dampness is one of the most common concerns. It may show as rising damp where there is no working damp-proof course, penetrating damp from damaged or missing roof coverings or defective gutters, or condensation where ventilation is poor. Our surveyors check all accessible walls, floors and ceilings carefully for signs of dampness and report any concerns clearly. Solid wall construction, which is common in Victorian and Edwardian homes in Askam and Ireleth, is especially vulnerable to damp penetration if the external mortar joints have broken down or if render has failed.

Roof condition often needs attention as well, particularly on older homes with original slate or tile coverings. Wear to roofing materials, lead flashing, gutters and fascias can lead to water ingress, followed by damage to internal timbers and decoration. Many properties in Askam and Ireleth also have chimney stacks that need a proper look, because deteriorating mortar, flashing and pots are common in older buildings. Our surveyors assess the roof and any chimneys, then flag anything that gives cause for concern. The local dark blue slate is durable, but age can make it brittle, so repair or replacement may be needed.

Timber defects, including woodworm (common furniture beetle) and both wet and dry rot, can affect floor timbers, roof timbers and joinery across the area. These issues are especially common where there is dampness or poor ventilation, both of which crop up regularly in older solid wall properties. Many older homes in Askam and Ireleth also have outdated electrical systems and plumbing, and those may need upgrading to current standards. Our survey includes observations on the general condition of these essential services, but we always recommend a qualified electrician and plumber carry out more detailed inspections.

Extra care is needed for properties in the Askam Conservation Area or for listed buildings. Homes in these categories often need a more detailed assessment because of their historical importance and the need for sympathetic repairs using traditional materials and methods. Any alterations are subject to strict planning controls, and our surveyors note visible changes that may need further investigation or consent from the local planning authority.

• Rising damp and penetrating damp
• Roof slate/tile deterioration
• Chimney stack deterioration
• Timber rot and woodworm
• Outdated electrical systems
• Outdated plumbing