RICS Level 2 Survey in Askerton

Askerton’s rural setting means many homes here are much older than the stock found in towns and cities. Askerton Castle, a major local landmark, was first built around 1290, had additions in the 15th century, and was renovated in the 1850s. That history runs through the parish, where we often see solid stone walls, lime-based mortars, and natural slate roofs. Those traditional methods need a careful, experienced eye, because deterioration can build up over decades, even centuries. Our inspectors know the signs of age-related defects in traditional Cumbrian buildings and what to watch for in this area.

We use the RICS Level 2 survey format, so our inspection covers every accessible part of the property, from roofs and walls to floors, windows, and doors. We look for structural movement, damp penetration, timber defects, and problems with insulation or ventilation. Findings are set out with traffic light ratings, green for no urgent action, right through to red for serious issues needing immediate attention. That makes it easier to prioritise any work once you move in. The standard Level 2 report also includes a market valuation and an insurance reinstatement figure.

With eight listed buildings recorded in the National Heritage List for England, including the Grade I listed Askerton Castle and a number of Grade II structures, homes here can come with extra preservation duties. Our surveyors are used to the issues that affect historic Cumbrian properties, such as movement in solid stone walls, failing lime pointing, and the condition of heritage roofing materials. Buying a listed property brings additional questions, and our survey will flag anything that may need Listed Building Consent or specialist repairs. Askerton’s underlying clay deposits can also affect foundations and prompt movement in older buildings, which is something we specifically check.

The area’s agricultural past means plenty of properties started life as farmhouses or came with outbuildings. Some have been converted for residential use over time, and we check carefully for alterations that may have been carried out without proper building regulations approval. Extensions, conversions, and modernisations are all examined so you get a fuller picture of the property’s condition and any compliance concerns.

• Structural movement assessment
• Damp and moisture detection
• Roof condition inspection
• Wall and foundation review
• Window and door operation check
• Timber frame evaluation
• Electrical and services overview
• Market valuation and insurance reinstatement

Compared with a basic mortgage valuation, your RICS Level 2 Survey gives you far more detail. We examine the property properly and produce a document that explains any defects, their likely cause, and the action that should follow. The report uses a traffic light system for condition ratings, so it is straightforward to prioritise any work that is needed. Each section is assessed separately, with ratings for roofs, walls, floors, windows, doors, chimneys, and services. In short, you get a real picture of the property’s condition, not just a value.

In Askerton, the most common findings tend to relate to age and exposure. Because the location is rural, some homes have had less regular maintenance than urban properties, and we often pick up roof defects, pointing deterioration, and timber decay in older buildings. We also look for evidence of previous structural movement, which can happen where properties are built on ground that goes through seasonal wet and dry cycles. The local clay soils can trigger foundation movement in older homes, especially during drought or heavy rainfall, and our surveyors are trained to spot the signs.

The Level 2 survey is especially useful here because it can reveal problems that a casual viewing would miss. Our inspectors move furniture where needed, lift accessible floorboards, and use moisture meters to identify hidden damp. We examine the services, heating, plumbing, electrics, but we do not test them professionally. Any obvious safety concerns are flagged, and we recommend further investigation by qualified specialists where that is needed. We also check for Japanese knotweed or other invasive species, which can be an issue in rural areas.

One clear advantage of the RICS Level 2 Survey is the market valuation and insurance reinstatement figure included in the report. The market valuation gives reassurance that the price you are paying sits fairly within current Cumbria market conditions, while the insurance reinstatement figure helps you judge whether your buildings cover is adequate. In Askerton, where many homes are historic or have unusual features, getting the reinstatement figure right matters, because rebuild costs can be higher than for standard properties.

• Clear condition ratings for each element
• Priority recommendations for urgent repairs
• Estimated costs for remedial work
• Professional guidance on property maintenance
• Insurance implications of any defects
• Market valuation and insurance reinstatement figures