RICS Level 2 Survey in Cockermouth

Our RICS Level 2 Survey looks over all accessible parts of the property, roof space included where it is safe to reach, as well as walls, floors, ceilings, doors and windows. We check the building’s exterior too, from roofs and chimneys to gutters and foundations. Structural integrity is assessed throughout, so we can pick up movement, subsidence or weakness that might affect stability.

Cockermouth’s flood record means we give drainage and water resilience extra attention, especially after the 2005, 2009 and 2015 events that affected over 900 and 594 properties respectively. We look closely at flood defences, signs of earlier water ingress and any repair work that followed. Brewery Lane, Bridge Street and Main Street are all areas where we keep a sharp eye out for water marks, damp climbing the walls and evidence of remedial work.

Building services are part of the survey as well, so plumbing, heating and electrical systems all come under review. Outdated wiring, ageing pipework and other hazards are flagged where they could lead to expensive repairs. In Cockermouth, especially in homes built before 1970, we still find original galvanised steel pipes or lead supply pipes that need urgent replacement. The Easy Traffic Light rating gives a clear read on each element, from red for urgent attention to green for a satisfactory condition.

We can also provide an optional market valuation, which is useful in the current Cockermouth market where prices have varied by between -8% and +1.89% depending on the source and timeframe measured. That gives you a firmer footing when negotiating, backed by the property’s condition and what is happening locally.

• Structural condition assessment
• Damp and moisture detection
• Roof and chimney inspection
• Electrical and plumbing evaluation
• Drainage and drainage system
• Energy efficiency considerations
• Flood risk assessment
• Market valuation (optional)

Across Cockermouth and the wider CA13 postcode area, we repeatedly come across the same issues. Dampness is one of the most common, affecting many older homes in the town, usually because of poor waterproofing, weak ventilation, failed plumbing or the absence of a modern damp proof course. Being close to the rivers, and the town’s history of flooding, makes matters worse. Low-lying properties are particularly exposed to penetrating damp and moisture ingress, and we have inspected houses on Bridge Street and Waterloo Street where damp had risen several feet up the ground-floor walls after flood water or poor drainage.

Roof defects are another regular find, especially on traditional slate and tile roofs. We often see worn roofing materials, leaks from cracked or missing pieces, gutters overflowing, defective flashing around chimneys and roof structures that are no longer sound. Many older roofs fall short of current building regulations and may need partial or full replacement. The traditional slate roofs found across Cockermouth may suit the area, but many are past their expected lifespan and need regular maintenance. Original Victorian slate can become brittle and fragile, which makes repairs tricky and costly.

Cracks in walls and ceilings, sloping or uneven floors, leaning chimney stacks and gaps where walls meet floors all point towards possible structural movement or foundation trouble. These problems can be caused by natural ground movement, soil erosion, poor drainage or older foundation methods. The partial collapse of the Grade II-listed Old Courthouse building into the River Cocker in October 2023, attributed to erosion and subsidence from high water levels, is a reminder of the risks here. Our surveyors are trained to spot early subsidence, including crack patterns that suggest directional movement and doors or windows that no longer close as they should.

• Rising and penetrating damp
• Roof deterioration and leaks
• Structural cracks and movement
• Outdated electrical systems
• Inadequate insulation
• Timber rot and woodworm
• Defective drainage
• Previous flood damage

Recent years have brought a fair amount of new development to Cockermouth. Strawberry Grange by Story Homes, off Strawberry How Road, offers a mix of 2, 3, 4 and 5-bedroom homes across two phases, with Phase 2 adding a further 224 homes including affordable housing. The Laureates by Lovell provides 217 new homes, with only limited 2-bedroom properties left, The Betjeman at £174,950 and The Colley at £176,950. There is also Willow Brook in Embleton (CA13 9YA), where properties range from £375,000 to £525,000, and Pitcairn Close by Dacre Homes, which has 8 three-bedroom homes a short walk from the town centre.

New-build homes may look simpler to assess, but our RICS Level 2 Survey still has real value for spotting construction defects, building regulations issues and things that are not obvious on first viewing. We sometimes find inadequate insulation, ventilation problems, snagging items and defects in windows, doors and fittings. Our surveyors give an independent view, separate from any developer warranties, so you have a clearer picture of the investment. Across the area we have identified incorrectly installed insulation, poor ventilation in roof spaces and drainage falls that send water towards foundations rather than away from them.

Proposals continue to come forward in the Cockermouth area too, including plans submitted for 47 homes on land south of Low Road in October 2024. Cockermouth Town Council has raised concerns about flood risk for this and other proposed developments. So, if you are looking at a newly built property, our survey gives you an independent professional check before any funds are committed.