RICS Level 2 Survey in Bromfield

Bromfield, in the CA13 postcode area of Cumbria, is a pretty village with a designated Conservation Area and several Listed Buildings, among them the historic Bromfield Church (Grade I Listed) and a number of Grade II Listed farmhouses and cottages. The River Ellen runs close by, so water and drainage need proper thought. Much of the housing stock is built in the old way, with local stone, red brick and slate roofs, materials that have lasted well for generations but now call for a careful expert look if they are to meet modern standards.

Glacial till, also known as boulder clay, underlies much of the Bromfield area and can bring shrink-swell risks for foundations, especially where mature trees are nearby. Our surveyors are trained to spot the signs of movement or subsidence that can follow these soil conditions. The River Ellen also means some properties may sit within flood risk zones, so our reports look closely at flood vulnerability and drainage matters.

The surrounding Cumbrian countryside has a deep agricultural past, and many Bromfield homes began life as farm cottages or workers’ houses before being converted for residential use. That history often means alterations have been made over the decades, not all of them to present-day standards. Our Level 2 surveys pick up these points and give a clear view of any remedial work that may be needed now or soon.

Cumbria has long had a mining heritage, with coal, lead and iron extraction all part of the story. Bromfield itself is not a major historic mining district, but it still makes sense to check local mining records for any property, especially older ones, to rule out shallow mine workings or subsidence linked to old extraction. Our surveyors keep these regional issues in mind and include the relevant checks in the inspection.

• Traditional stone and brick construction
• Flood risk near River Ellen
• Conservation Area restrictions
• Aging housing stock (60-70% over 50 years)

From surveying properties across Bromfield, we see a few issues crop up again and again. Damp is probably the most common, especially rising damp in homes with solid walls built before cavity wall construction was introduced. Penetrating damp can also appear where roof coverings have deteriorated or pointing has failed on exposed stone walls. Our surveyors use their experience to identify the type and source of any dampness, then set out suitable remedial action.

Because much of the housing stock in Bromfield is old, electrical installations often do not match current regulations. Rewiring is frequently advised for properties over 30-40 years old, particularly if the original wiring is still in place. Plumbing can also be an issue, with galvanised steel pipes that corrode and reduce water pressure, or lead pipes that raise health concerns. Our reports flag these points and suggest that a qualified electrician or plumber provides further quotations for updating these essential services.

Thermal efficiency is another key point, as many older homes have no cavity wall insulation, single-glazed windows and poor loft insulation. These shortcomings are not always obvious at first glance, but they can mean higher heating bills and a home that feels less comfortable to live in. Our survey includes an assessment of energy efficiency and sets out improvements that could reduce ongoing costs.

Properties built before 2000 may contain asbestos-containing materials in several forms, including pipe insulation, floor tiles, textured coatings or roof sheets. Our surveyors are trained to identify suspected ACMs and will advise on the right next steps if anything is found. Asbestos does not always need immediate removal, but it must be handled properly during renovation or demolition work.

Bromfield properties reflect the traditional building methods of rural Cumbria, with local sandstone the main material for older homes, especially those within the Conservation Area. This attractive local stone was quarried nearby and has been used for centuries in farmhouses, cottages and village buildings. It is generally durable, though weathering and erosion can take their toll over time, particularly where pointing has broken down.

From the late 19th century onwards, red brick became more common, often for extensions, chimney stacks or even the full build of newer properties. Many Bromfield homes mix materials, with stone to the front elevation and brick to the rear or side. That mix matters when we assess a building, because each material behaves differently and brings its own defects.

Slate roofing has long been the traditional choice across the Cumbrian region, and Bromfield is no exception. Welsh slate was often brought in for better-quality properties, while local slate tended to be used on more modest homes. Both can deteriorate over time, and our surveyors are used to checking slate roofs for slipped or broken slates, perished underfelt and leadwork that may have corroded.