RICS Level 2 Survey in Askham

Askham, a historic Cumbrian village with a Conservation Area designation, still has many period homes built by traditional methods. Our surveyors regularly come across solid wall construction, original timber frames and ageing slate roofs, all of which need a careful eye. Because the River Lowther runs close by, some homes may also sit in flood risk areas, and we look closely at that on every survey. We check the exact location, including how near the property is to the river channel and whether flooding has ever been recorded there.

Many Askham properties are built from local sandstone with lime mortar pointing, a method that is very different from modern cement-based mortars. Knowing how these older buildings were put together matters when we are identifying defects. Our chartered surveyors have plenty of experience with historic homes, so they can separate normal age-related wear from structural problems that need attention. Lime mortar needs a different repair approach from cement render, and the wrong materials can do real harm to old walls.

Most of the housing stock in Askham dates from before 1919, and there are numerous Listed Buildings across the village. That means roof coverings, timber floor structures and ancient drainage systems all need close inspection. A Level 2 Survey gives you the detail needed before you commit to a purchase in this distinctive spot. Our inspectors understand the limits set by listed building regulations and can talk through how defects might be dealt with while keeping the property’s historic character intact.

Askham sits in the CA10 postcode area, alongside smaller places such as Sockbridge, Tirril and Eamont Bridge. Homes in those nearby settlements often share the same building characteristics as Askham itself, so our surveyors can draw on local knowledge across the wider area. From a cottage in the village centre to a farmhouse in the surrounding countryside, we have the background to carry out a proper assessment.

• Stone wall condition assessment
• Slate roof inspection
• Flood risk evaluation
• Electrical and plumbing condition
• Timber defect analysis
• Energy efficiency considerations

From our experience surveying homes across Askham, a few issues crop up again and again. Damp is common in older properties with solid walls, especially where later alterations have reduced the original ventilation. Local sandstone is attractive, but it can let moisture in if the mortar pointing starts to fail. We often see unsuitable modern cement pointing on historic walls, which traps moisture and leads to internal damp problems.

Roof condition is another major concern. Many Askham properties have traditional slate roofs that are durable, but they still need regular care. Our surveyors often find slipped slates, worn leadwork around chimneys and moss build-up that traps moisture against the tiles. Timber parts, including roof trusses and floor joists, can show woodworm or rot where damp has been present for a long time. We look closely for any decay that might affect the strength of the roof structure.

Electrical and plumbing systems in period homes often need updating to meet current safety standards. We commonly identify old consumer units, poor earthing and ageing pipework that could create risks. Many older homes also lack enough insulation, which affects comfort and energy efficiency. We flag these points clearly in the survey report, with advice on what needs doing. Because Askham properties are often quite old, we frequently suggest a separate electrical inspection by a registered electrician.

Drainage is another area we regularly examine. In older houses, the system may still include clay or cast iron pipes that have reached the end of their useful life. Where accessible, we check external inspection chambers and note any blockages, leaks or root intrusion. Near the River Lowther, drainage can also be affected by high water tables, especially in winter.

Your RICS Level 2 Survey report gives a clear overview of the property’s condition in a straightforward format. Each part of the home is rated, with red for urgent issues that need immediate attention, amber for defects that will need repair in time, and green for satisfactory condition. That traffic light system helps you prioritise any work after the purchase. The report also includes photographs and detailed notes on all issues found, so you get the full picture.

The report sets out each defect in detail, including the likely cause, what could happen if it is left alone and the recommended next step. For Askham properties with their traditional construction, that may mean advice on repointing stonework with suitable lime mortar or dealing with slate roof problems using matching materials. Our surveyors give practical guidance that respects the building’s historic character while still dealing with repairs correctly. If needed, we can also point you towards specialist contractors with experience of historic Cumbrian properties.

Alongside the condition assessment, your report includes a market valuation based on current local data and an insurance rebuild cost estimate. Rebuild cost matters especially for older homes, because restoring a historic building to its original condition can cost much more than the market value. That information is important for getting the right insurance cover and for meeting any mortgage requirements. We use our local knowledge of the Askham market to provide valuations that reflect current conditions.