RICS Level 2 Survey Blindcrake

Blindcrake and the wider CA13 patch are full of period homes, with much of the local stock dating from 1800 to 1911. They have plenty of appeal, but age brings its own set of risks. In houses from this era, our surveyors regularly pick up damp penetration, failing roof coverings and dated electrical installations that are easy to miss on a viewing. A RICS Level 2 survey is built to uncover exactly those sorts of defects, so you have solid grounds to renegotiate on price or ask for repairs. We come across the same themes time and again in Victorian and Edwardian homes around Cockermouth, and our reports set out the detail clearly so you can decide what to do next.

In Blindcrake, traditional sandstone is a big part of the local character, and you can see it in homes such as Crabtree Cottage. Attractive though it is, sandstone can be demanding to maintain. Properties built before 1900 often have little or no modern insulation, which can mean poor thermal performance and condensation trouble. Our surveyors know these older Cumbrian buildings well. We inspect the pointing between sandstone blocks, look for evidence of salt damp, and check whether any repair work carried out in previous years has actually been done properly.

There has still been movement in this market, with 201 residential properties sold in the CA13 area in the last year. Even so, sales volume is down by 42.79% compared with the previous year, which points to buyers taking a more selective approach. That makes a proper survey all the more useful. With a detailed report in hand, you are in a stronger position to question the price and move forward with clearer expectations. We cover the headline issues and the smaller defects too, from structural condition to niggles that could become expensive later.

Some Blindcrake properties sit within, or close to, areas of historic interest, including places such as Blindcrake Hall. Where a listed home is involved, there is more to weigh up than in a standard purchase. Our surveyors can spot where original details have been altered, where newer work may not sit well with traditional construction, and which maintenance concerns are most likely to surface over time. In a village with architectural heritage like this, that kind of local understanding matters.

From the work we carry out across CA13, a few patterns come up again and again around Blindcrake. Because so many homes here were built before 1919, damp is one of the most frequent issues our surveyors report. Sandstone walls can look superb, but once pointing begins to fail they often let in moisture. Our team assesses how far any damp has progressed and gives practical advice on the next steps. We also see plenty of Victorian and Edwardian houses with rising damp linked to failed or missing damp-proof courses, which is a familiar problem in properties of this age.

Roofs are another area that often needs careful scrutiny. A lot of the older houses here still have traditional slate coverings, and some are simply getting to the stage where age is catching up with them. During a Level 2 survey, we inspect the roof covering, flashings and gutters, looking for slipped tiles, leaks and any structural warning signs. Slate roofs that are over 80 years old can suffer badly from freeze-thaw damage, especially on north-facing slopes where the sun does little to dry them out. Our surveyors will comment on the likely remaining lifespan and say if repairs look urgent.

Electrical installations in period homes deserve caution as well. Wiring put in decades ago may fall short of current safety standards, even where parts of the system appear to have been modernised. We often find an upgraded fuse box, but older wiring still running through the rest of the property. That can present a real safety issue, particularly where the electrics have not been tested for many years. As part of the survey, we carry out a visual check of the consumer unit and sample sockets and switches, though for older homes we still advise a full electrical inspection by a qualified electrician.

We did not find specific details relating to subsidence, flooding or mining issues in Blindcrake, but that does not mean we ignore the possibility. On every inspection, our surveyors stay alert for signs of structural movement and wider environmental risks. If a property is close to watercourses, or there are clues suggesting previous mining activity, we look more closely and report on what we find. Cumbria has a history of mining in some locations, so we always watch for settlement or ground movement that could point to a deeper problem.