RICS Level 2 Survey in Austwick

Austwick has an unusually high number of historic buildings, with 48 properties carrying Grade II listed status. Among them are traditional farmhouses, cottages from the 15th and 16th centuries, and well-known buildings such as the Game Cock Inn public house and the Church of the Epiphany. If you are buying here, especially one of these older homes, knowing the building’s condition matters. Our RICS Level 2 surveys give you that detail by inspecting all accessible parts of the property and highlighting defects or risks that could affect value or lead to future spending.

Much of Austwick is built in the local way, with limestone walls and slate roofs, and many homes have solid walls rather than modern cavity wall construction. That gives the village much of its character, but it also brings its own set of issues. Solid-walled properties can be prone to penetrating damp, especially where original mortar has worn away or external rendering has failed. Our surveyors look closely at those points, along with roof coverings, wall condition, and the state of older windows and doors that may have shifted over centuries.

Austwick Beck passes through the village, and even though recent searches did not set out specific flood risk data, homes close to water courses still deserve extra care. We check how the property deals with drainage, look for evidence of earlier water damage, and assess how effective any damp proof courses appear to be. In this part of the Yorkshire Dales, we also focus on underground drainage, because cracked or blocked drains can contribute to subsidence where older foundations are involved.

Beneath Austwick, the geology is largely limestone. It has long been used both for building and as the ground supporting foundations. Limestone usually offers strong bearing capacity, but movement can still occur if foundations were not taken down to a sufficient depth or if nearby trees have caused root intrusion. Our surveyors inspect walling for crack patterns that may point to foundation movement, with close attention paid to the junctions between walls and foundations, where early signs often show up first.

Homes in Austwick, as across the Yorkshire Dales, often show issues linked to age and traditional construction. Damp is one we see regularly in solid-walled buildings, where original lime-based mortars and renders have gradually allowed moisture to get in. Rising damp may affect ground floor walls, while penetrating damp commonly appears where roof slates have slipped or pointing has broken down. As part of the inspection, we use moisture meters to check damp levels and work out the most likely cause, whether that is a failed damp proof course, missing roof tiles, or condensation caused by poor ventilation.

On many of Austwick’s older houses, the roof covering is natural slate. It lasts well, but we still see cracked or slipped tiles, failing leadwork around chimneys, and limited insulation in the roof void. Our surveyors inspect access points where safe and view roof slopes from ground level, noting defects that could lead to leaks later on. Older homes here also often retain heritage windows, which need regular upkeep if their character is to be preserved. We check whether windows open and close properly and assess the condition of any historic glass or glazing bars.

Some structural movement is common in older buildings and does not always mean danger. Over time, foundations settle, and that can leave a pattern in walls, floors, doors, and windows. We check for cracking, assess how openings line through, and see whether floors are level. In Austwick, where foundations may have been cut into the local limestone geology, a degree of movement can be normal, but our job is to separate acceptable settlement from signs that point to further investigation or remedial work. Crack width matters, and so does the pattern it follows.

Services in Austwick’s older properties often need a careful look, especially electrics and plumbing. Many historic cottages still have original wiring that falls short of current regulations, and old consumer units or poor earthing can create safety concerns. Plumbing can be just as dated, with galvanized steel pipes sometimes corroded internally, affecting both water pressure and water quality. Our survey includes a visual check of these systems, and we note obvious defects that should be updated by qualified electricians and plumbers before the property becomes your main residence.