RICS Level 2 Survey in Crosby Garrett

We carry out a careful visual inspection of every accessible part of the property. Our surveyors look over the walls, roof, floors, windows, doors and the main structural elements, recording any defects, disrepair or other points of concern. The survey is completed in line with RICS standards and uses a clear red, amber and green rating system, so it is easy to see which issues need immediate attention and which are more minor. From the roof space down to foundation level, where accessible, we follow a systematic method so all key areas are covered.

In Crosby Garrett, many homes are built in traditional stone and include historic features, so our surveyors pay close attention to solid walls, slate roofs and any evidence of damp or structural movement. The geology around Little Asby Scar and Great Asby Scar also matters here, and we check for issues linked to limestone foundations and possible ground movement. Because limestone geology is common in this area, we know it can influence foundation conditions, and our team is trained to spot the smaller signs that may point to deeper problems.

Each report sets out our findings with clear photographs, straightforward descriptions and practical advice on repairs and maintenance. We do not simply list defects, we explain what they may mean for you as a buyer and outline sensible next steps. The aim is to help you move forward with confidence, or negotiate a fair price that reflects the property's actual condition. We also use a traffic light system, which makes urgent issues easier to prioritise.

A Level 2 survey covers the main structural parts of the building, including load-bearing walls, floor structures, roof construction, chimneys andExtensions. We also assess damp-proof courses, insulation and ventilation, all of which are especially important in older properties with solid walls. Our surveyors visually check electrical and plumbing installations as well, although we note that a full electrical inspection should be completed by a registered electrician. It gives you a rounded view of the property's condition.

• Visual inspection of all accessible areas
• Condition rating system (Red, Amber, Green)
• Identification of defects and subsidence risk
• Assessment of damp and timber condition
• Roof, chimney, and flashing inspection
• Electrical and plumbing visual checks
• Advice on repairs and maintenance

Property in Crosby Garrett comes with a few local considerations that buyers should keep in mind. The village sits near the limestone pavements of Little Asby Scar and Great Asby Scar, and that geology has a bearing on foundation conditions. Homes here are often built in traditional stone, with solid walls rather than modern cavity wall construction, and many still have their original slate roofs. That is a big part of their appeal, but it also means the usual issues found in older buildings need proper attention.

Crosby Garrett Beck runs through the village, so flood risk can be a factor, especially for properties in lower-lying spots. During our inspection, we look for signs of water damage, damp penetration and drainage defects that may be more common near water courses. We also assess retaining walls and culverts where they may affect the property. Homes particularly close to the beck deserve extra care around boundary walls and any structures that could be influenced by water flow.

House prices in Crosby Garrett have moved significantly, with a 45% change over the past year according to homedata.co.uk, so an independent survey can be particularly worthwhile. A professional survey helps show the true condition of the property and lets you factor likely repair costs into your offer. The average price per square foot of £229 is a useful benchmark, but the real value still depends on the condition we find on site. Recent sales data shows a terraced property sold in February 2025 for £210,000 and a detached property sold in August 2024 for £382,500, which gives a sense of the range in the local market.

Because many Crosby Garrett properties are older, damp is a regular concern. A lot of homes have solid walls and no modern damp-proof course, which can leave them more open to rising damp and penetrating damp than newer buildings. Our surveyors use professional damp meters, alongside their experience, to assess moisture levels and pinpoint areas of concern. We also check ventilation, since poor airflow in older homes can lead to condensation, especially in kitchens and bathrooms where moisture builds up.

Traditional homes in this part of Cumbria often have slate roofs, and those can be vulnerable to frost damage and weathering in the Cumbrian climate. Our inspectors check for cracked, slipped or moss-covered slates that may point to wider problems. Lead flashings around chimneys and other roof penetrations are examined too, as these are common weak points for water ingress. In this elevated part of Cumbria, roof condition matters.

• Stone wall construction and solid wall insulation
• Slate roofing age and condition
• Damp and condensation in older properties
• Foundation conditions on limestone geology
• Drainage and beck proximity
• Listed building considerations

Having surveyed homes across Westmorland and Furness, we know the defects that tend to appear most often in Crosby Garrett. Damp features heavily in our reports because much of the local housing stock is older. Rising damp happens when moisture from the ground moves up through porous solid walls, and in properties without a modern damp-proof course the risk is higher. Penetrating damp is different, and usually comes through faults in the building envelope such as missing or damaged slates, failing pointing or damaged flashings.

Structural movement is not as common here as in some locations, but it can still affect Crosby Garrett properties. Limestone geology in the area is generally stable, yet older buildings with shallow foundations can be vulnerable if ground conditions alter or trees are planted nearby. Our surveyors are trained to recognise the signs of movement, including cracking patterns that may suggest subsidence or settlement. We record the position, pattern and width of any cracks we find and advise if further investigation by a structural engineer would be sensible.

Older properties also often show timber defects. Woodworm can affect structural timbers, especially in roof spaces where conditions suit infestation. Wet rot or dry rot may develop where moisture is present, often because of plumbing leaks, condensation or penetrating damp. We inspect accessible timber for decay, fungal growth and insect activity, and we also look at ventilation in the roof space because good airflow is important in limiting timber deterioration.

We regularly come across outdated electrical installations in homes that have not been modernised for several decades. Electrical standards have changed a great deal over time, and older systems may struggle with the demands of modern living. Our surveyors carry out a visual check of the consumer unit, visible wiring and socket outlets, noting any obvious shortcomings. We always advise arranging a full electrical inspection by a registered electrician before completion, as that is the only way to confirm the installation meets current safety standards.

Plumbing condition matters just as much. In many older homes, the pipework is a mix of materials such as copper, lead and galvanised steel. Lead pipes are a health concern, especially for drinking water, while galvanised steel can corrode internally and affect both water pressure and quality. Our surveyors visually inspect accessible pipework and note the materials present, then advise if a professional plumbing inspection is needed. Given Crosby Garrett's rural setting, some properties may also depend on private water supplies or septic tanks, and those call for separate specialist inspections.

Our chartered surveyors have extensive experience inspecting properties across Cumbria and throughout the Westmorland and Furness area. We know the local building methods, from traditional limestone homes to newer developments, and we understand what needs close attention in each type of property. We also keep up with local market conditions and property trends that can affect value and investment decisions. That includes homes across the village, from the historic buildings near the Church of St Andrew to more recent development on the outskirts.

Every report is independently checked for accuracy and consistency. We take pride in writing clearly, without unnecessary jargon, so you can understand exactly what you are buying. Because we know the area well, we can highlight matters that are especially relevant to Crosby Garrett properties, such as the condition of older stonework or drainage points near the beck. Buying a property is a major decision, and our reports are built to give you the facts you need to move ahead with confidence.

Book with us and you get more than a survey. You also get local knowledge that can help protect your investment. We aim to issue reports within 3-5 working days, and when needed we can often accommodate faster turnarounds. Our customer service team is available to answer questions before, during and after the survey. We focus on giving buyers practical information that helps them make informed decisions about one of the largest purchases they will ever make.

Our surveyors are members of the Royal Institution of Chartered Surveyors, RICS, so we work to strict professional standards and follow RICS codes of practice. That gives you confidence that the survey will be carried out properly and that the report will meet high standards of quality and accuracy. We also carry professional indemnity insurance, which gives our clients added protection.