RICS Level 2 Survey in CA22

Our RICS Level 2 surveys look at all accessible and visible parts of the property, inside and out. Our inspectors work through the roof structure and covering, chimney stacks, external walls and pointing, windows and doors, internal walls, floors and ceilings, drainage and any permanent outbuildings. Each element gets a condition rating, 1 for no action needed, 2 for repair or maintenance needed, and 3 for significant defects needing prompt attention.

In CA22, we give extra attention to the state of external walls and mortar pointing on older stone and brick homes. The wet west Cumbrian climate means badly maintained pointing can let water into solid walls, which can lead to internal damp that costs a lot to put right. We use electronic moisture meters throughout the inspection to spot damp behind finishes, and the report sets out rising damp, penetrating damp and condensation separately.

Where a property sits near the River Ehen or in one of Egremont’s lower-lying areas, we note any visible signs of historic flood damage and suggest specialist flood risk checks when that makes sense. We look for indicators such as high-water tide marks on walls, rust staining on radiators and pipework, or signs that floor finishes at low level have been replaced.

• Roof coverings, flashings, gutters, and drainage
• External walls, pointing, and surface coatings
• Windows, doors, and external joinery
• Internal ceilings, walls, and floors
• Roof space inspection where accessible
• Moisture readings throughout using electronic meters
• Heating type, plumbing, and electrical installation (visual overview)
• Flood risk indicators and environmental observations
• Permanent outbuildings and boundary walls

Our chartered surveyors in CA22 are RICS members with hands-on experience of west Cumbrian property types. Around Egremont, the housing stock ranges from Victorian red-brick and sandstone terraces to post-war semi-detached estates and modern detached homes. Our inspectors know the defects that turn up again and again in each era of construction, and what to look for in this corner of Cumbria.

The historic town centre of Egremont, set around the 12th-century castle ruins, includes properties that need extra care during inspection. If a home is listed or lies within a conservation area, our surveyors record that in the report and point out any restrictions that could affect future works or alter what you can do with the property. For older homes of this type, we will also say if a RICS Level 3 Building Survey would suit better than a Level 2.

Once the inspection is complete, we send the full report within three working days. Every report includes photographs of defects, condition ratings with written explanations, and clear recommendations. We are also available by phone after delivery to talk through the findings. Buyers in CA22 who are purchasing remotely or relocating for work at Sellafield often value that chance to go over the report with a surveyor before they move ahead.

The CA22 housing stock is mainly terraced and semi-detached, with terraced homes making up 39.4% of the market and semi-detached properties accounting for a further 38%. Many were built in the Victorian and Edwardian eras, or during the post-war period. When we inspect older CA22 terraces, our surveyors pay close attention to shared party walls and to any water ingress that has tracked across from neighbouring properties.

Older CA22 homes often have chimneys, and they are one of the most common items flagged in our surveys. Chimney stacks on older terraces and semis frequently show deteriorating mortar pointing, cracked flaunching, the cement around the base of the pots, or damaged lead flashings where the stack meets the roof slope. Those faults can let water into the roof space and down internal walls. Our inspectors check every chimney stack visible from ground level or reachable from the roof space.

Near the River Ehen, or in lower-lying parts of Egremont, we give extra attention to the ground floor construction and any evidence of historic water ingress. We check air brick provision and ventilation to underfloor voids, look for signs of past or current flood damage, and note any flood defences or barriers on site. Buyers in flood-risk areas should obtain a specialist flood risk assessment alongside their structural survey.