RICS Level 2 Survey in CA24

With our Level 2 surveys, we inspect every visible and accessible part of the property and rate it using the RICS 1-2-3 condition scale. Condition 1 means no action is needed. Condition 2 shows repair or maintenance is required, though not urgently. Condition 3 points to significant defects needing prompt attention. We back each rating with a written explanation and a photograph, so it is clear what the issue is and what needs doing next.

On CA24 terraced homes, we pay close attention to the roof covering, along with any shared valley gutters or internal rainwater pipes, as these are common sources of water ingress in this style of property. We also inspect chimney stacks visually from ground level and, where access allows, from the roof space, checking the stack itself, the flaunching around the pots, and the lead or soaker flashings where the chimney meets the roof.

In older CA24 homes, damp is the defect we see most often. During the inspection, we take systematic electronic moisture meter readings at skirting level on ground floor walls, around window reveals, in kitchens and bathrooms, and anywhere internal finishes point to earlier water ingress. We are careful to separate rising damp from penetrating damp and condensation, because each one needs a different remedy and can mean very different costs for the buyer.

• Roof structure and covering, including valley gutters and flashings
• Chimney stacks, pots, and associated flashing details
• External walls, pointing, and any render or coating
• Windows, doors, and external timber joinery
• Internal walls, ceilings, and floor finishes
• Ground floor structure and sub-floor ventilation
• Moisture readings throughout using calibrated electronic meters
• Services overview: heating, electrics, and drainage (visual only)
• Permanent outbuildings and boundary structures where accessible

Our chartered surveyors working in CA24 are RICS members and have practical experience of west Cumbrian homes. They know the building types found in Moor Row and nearby, from terraced workers' housing in brick and local stone, to older semi-detached houses on the edge of the village, and the mix of post-war and modern detached properties at the higher end of the CA24 market. That local understanding shapes every inspection we carry out.

Many people buying in CA24 are relocating for posts at Sellafield or Cavendish Nuclear and are stepping into a market they do not yet know. We write with that in mind. Our reports use plain English rather than dense technical wording, and once the report has been sent, our surveyors are available to talk through the findings by phone. For buyers who cannot easily get back to the property before exchange, that clarity really matters.

We hold full RICS professional indemnity insurance and follow the RICS Home Survey Standard in every report our team produces. The format is standardised and familiar to lenders, solicitors and estate agents, so the findings can be used easily in price discussions or where mortgage conditions need to be met.

From the work we do across west Cumbria, the defects most often flagged in CA24 tend to fall into a familiar pattern. Roof coverings and flashings are high on the list. Older slate and clay tile roofs on Victorian terraces need regular maintenance, and they can drift towards the end of their life without much outward warning. Once the covering starts to fail, water can quickly affect roof timbers, ceilings and internal walls, so our inspectors treat roof age and condition as a priority.

On older brick and stone terraces in CA24, pointing and mortar joints naturally wear away over time, especially on elevations exposed to the prevailing west Cumbrian weather. Repointing is usually a fairly low-cost job if it is caught early. Leave it too long, though, and solid walls can start taking in water. We assess the condition of pointing on all exposed elevations and note any areas where mortar failure has already led to penetrating damp.

We sometimes find rot or insect attack in the ground floor timbers of older CA24 terraces, especially where sub-floor ventilation has been blocked or reduced over the years. Accessible timber elements are probed during the inspection, and we record the ventilation serving the under-floor voids. Electrical installations are another regular point of concern in older homes, with pre-1950s wiring systems still present in some CA24 properties and often needing a specialist electrical inspection.