RICS Level 2 Survey in Burgh by Sands

Burgh by Sands has housing stock that makes a RICS Level 2 Survey especially useful. A sizeable share of homes here dates from before 1919, so you regularly see solid wall construction with no modern cavity insulation. Those older buildings also often have no damp-proof course, which leaves them more open to rising damp, particularly with local geology such as boulder clay and alluvium. Our surveyors inspect with those construction details in mind, looking closely for moisture penetration, timber decay and the state of traditional roof structures.

Under Burgh by Sands, the ground is mainly till (boulder clay) sitting above Permian and Carboniferous sandstones and mudstones. That clay-heavy subsoil can create a shrink-swell risk, especially where mature trees are drawing moisture out of the ground. In village properties, this can show up as subsidence or other movement linked to the soil conditions. We know the usual warning signs and check foundations and structural movement carefully, including window and door openings, internal plaster finishes and external walls.

Flood risk matters here. Burgh by Sands sits close to the Solway Firth and the River Eden estuary, so lower-lying homes can be exposed to both coastal and river flooding. Surface water flooding is another issue during heavy rain because of the flat landscape of the Solway Plain. Our surveyors review the property's flood history, look at how well the drainage appears to be working, and note any past water damage or damp-related defects that could point to a higher vulnerability to flooding.

The historic character of Burgh by Sands means a good number of properties sit within or next to the designated Conservation Area. Some may also be listed or affected by planning restrictions that limit the changes an owner can carry out. We are used to these local heritage controls and flag anything relevant in our report, so you have a clear picture before you complete the purchase.

• Solid wall construction without cavity insulation
• Potential shrink-swell subsidence from clay geology
• Flood risk from Solway Firth and River Eden
• Age-related defects in pre-1919 properties
• Conservation Area and listed building considerations

Across Burgh by Sands, the buildings reflect construction methods used in this part of Cumberland for centuries. Local red sandstone is the material you will see most often, from smaller cottages right through to larger farmhouses, having been quarried in the surrounding area. Its reddish-brown colour gives the village much of its identity, but it does need regular upkeep to avoid weathering and mortar decay. We examine the pointing, the condition of the stone, and any movement that may suggest issues in the original construction.

Quite a few older homes here were pointed with traditional lime mortar rather than modern cement-based mixes. Lime mortar is breathable and historically appropriate, but in the wetter Solway coast climate it can wear away over time. We check the state of the pointing and advise if repointing is likely to be needed to reduce water penetration. Where pointing has broken down, internal damp is often part of the picture, and our surveyors record that clearly.

In Burgh by Sands, roof construction commonly means slate or tile coverings carried on traditional cut timber rafters. Older houses can also have notably steep pitches, a familiar part of traditional Cumbrian design intended to cope with the heavy rainfall seen in the region. We inspect the roof slopes for slipped or missing tiles, check leadwork at chimneys and valleys, and review the roof structure from accessible loft spaces. Plenty of roofs locally are now close to or beyond their expected lifespan, so we highlight any remedial work that looks necessary.

Solid brick construction is another regular feature, especially in homes dating from the Victorian and Edwardian periods. These walls are usually 225mm to 300mm thick and, unlike modern construction, they do not have a cavity. That changes how damp and thermal performance need to be assessed. Our surveyors are well versed in these traditional forms of construction, and that helps us pick up issues that might otherwise be overlooked.

From our work on homes in this area, a few issues come up again and again. Dampness is particularly common in older buildings with solid walls, especially where there is no modern damp-proof course. Penetrating damp often affects sandstone and brick walls with failed pointing, while condensation can be a problem where ventilation is poor. Our surveyors distinguish between the type and source of damp, separating minor cosmetic matters from defects that need immediate structural attention.

Timber defects are also a regular finding in Burgh by Sands. Many properties still have traditional timber windows, original floorboards and older wooden roof structures, all of which can suffer from rot or woodworm. We inspect every accessible timber element, checking for active decay, signs of earlier treatment and repairs that may now be needed. Special attention goes to load-bearing timbers in the roof and to any exposed floor joists, because those can become expensive issues if left untreated.

Whatever the property type, the roof deserves close scrutiny in this village. Older slate and tile coverings often show the effects of long exposure to Cumbrian weather. Slipped tiles, worn ridge tiles, defective leadwork at chimneys and valleys, and missing or damaged flashing are all common. If there is access to the loft space, we also inspect rafters, purlins and any waterproof membranes for signs of current or historic leaks.

For homes built before the 1980s, electrical installations are often dated and may fall short of current safety standards. Our surveyors note the apparent age and condition of the system, including the consumer unit, visible wiring and the positioning of sockets and outlets. Before you complete the purchase, we usually advise asking a qualified electrician to carry out a more detailed inspection, as electrical defects can present a serious safety risk. The same goes for older heating systems, plumbing and drainage, and we highlight these areas in the report so you can weigh up likely costs.

Our RICS Level 2 Survey report is laid out in a way that lets you see the condition of each element quickly. Every section is given 1 of 3 ratings, green where no immediate action is needed, amber where attention is required but not urgently, and red where urgent repair or further investigation is recommended. It is a simple system, and it helps you spot the most pressing issues at once.

The report also contains photographs of defects found during the inspection, so you can see exactly what our surveyor saw. Alongside each image, we set out a clear explanation of the defect, the likely cause and the next steps we recommend. Where specialist input is needed, for example with possible subsidence or notable structural movement, we point you towards the appropriate professionals for further assessment.

Buying a property is stressful enough, so we write our reports to be as easy to use as possible. Technical terms are explained in plain English, and if anything is unclear our team will talk it through with you. We can help you think about repair priorities, discussions with the seller and the longer-term maintenance implications of the defects found.