RICS Level 2 Survey in CA18

A RICS Level 2 Survey is a standalone inspection of a property carried out by a chartered surveyor regulated by the Royal Institution of Chartered Surveyors. It is the usual survey choice for homes built after approximately 1900, where the property is in broadly reasonable condition and of conventional construction. This survey replaced the older Homebuyer Report, while keeping a similar overall approach.

Each part of the building is graded on a three-point condition scale. Condition 1 means no current action is needed. Condition 2 highlights defects that need attention in due course. Condition 3 points to serious issues that need prompt action. It is a clear system, and it helps you see quickly what needs doing first.

During the visit, we inspect all accessible parts of the building, including the external elevations, internal rooms, the loft space where a hatch is provided, and drainage and roof coverings. We use a damp meter throughout, look for signs of structural movement, and record anything that your solicitor should check further. The report is then with you within five working days of the inspection.

• Condition ratings for all accessible elements of the property
• Written commentary explaining each defect and its recommended remedy
• Damp meter readings throughout the property
• Loft space inspection where a hatch is provided
• Legal issues noted for your solicitor's attention
• Optional market valuation and buildings reinstatement cost

We produce our RICS Level 2 Survey in the standardised RICS format, looking at every part of the property from roof to foundations. Every section is given a condition rating, along with a written explanation of what we found.

• Roof coverings - slates, tiles, flashings, ridges, and valleys
• Chimney stacks - pointing, flashings, and capping condition
• Roof structure - timber integrity where accessible from the loft hatch
• Main walls - external condition, pointing, render, and any visible cracks
• Windows, doors, and external joinery - condition and draught-proofing
• Internal walls, ceilings, and floors - damp, movement, and general condition
• Fireplaces and chimney breasts - condition and any signs of movement
• Cellars and subfloor voids where accessible
• Drainage and rainwater goods - gutters, downpipes, gullies
• Services - visual check of heating, electrical, and plumbing installations

The report also covers grounds and boundaries, energy efficiency observations, and legal issues. In the legal issues section, we highlight anything that seems to need more investigation by your solicitor, whether that is an extension that may not have planning consent, a boundary that appears not to match the title plan, or signs that access rights across the land could be disputed.

Once you have the report, you can speak directly with your surveyor about the findings. Where a condition 3 item means you need a specialist repair estimate from a structural engineer, a damp treatment company, or an electrician, we can talk you through what happens next and what that further investigation is likely to involve.

Because so much of the housing stock across CA18 is older and full of character, certain issues come up time and again in our inspections. That does not automatically mean a purchase should be abandoned. It does mean you are better placed before completion, both to make an informed decision and, where it makes sense, to negotiate.

• Damp ingress at ground floor level in older stone properties where the original damp-proof course has failed or was never installed during construction
• Penetrating damp through walls and around window and door openings, particularly in properties with failed or porous pointing
• Roof slate slippage and failing leadwork around chimney stacks and valley gutters
• Timber decay - wet rot and in some cases dry rot in floor joists, window frames, and roof timbers in poorly ventilated areas
• Outdated electrical installations that do not meet current wiring regulations
• Signs of past or current flooding, particularly in properties near the River Calder and other local watercourses
• Structural movement - hairline cracking in walls or ceiling plasterwork that requires assessment to determine cause and significance

The geology of the Lake District, shaped mainly by igneous and metamorphic rocks with glacial till deposits across many lower-lying areas, usually means a lower shrink-swell risk than in the clay-heavy parts of southern England. Even so, local drainage problems, tree root activity, or historically inadequate foundations can still lead to movement in individual properties. Our surveyors look closely at visible cracks and settlement, and where the cause or extent of movement is uncertain, we recommend specialist investigation.

There has been historical mining activity in Cumbria, including iron ore, lead, and graphite extraction at different times across the county, and in some places that can leave residual ground stability issues behind. CA18 is not especially known for widespread current subsidence from mining, but a mining and ground stability search arranged through your solicitor is still a sensible extra check.