RICS Level 2 Survey in Crosthwaite and Lyth

Our RICS Level 2 Homebuyer Survey gives you a close, methodical check of a property's condition, with attention on the main structural elements and any visible defects. We inspect the walls, roof, foundations, damp conditions and insulation, then produce a detailed report covering everything from minor cosmetic issues to serious structural concerns that need immediate attention. The survey is carried out in strict accordance with RICS methodology, so you get a consistent, professional assessment whatever the property type.

In Crosthwaite and Lyth, local building materials matter, and our surveyors know what to look for. Limestone from Whitbarrow, traditional slate roofs and older farm construction methods all call for specialist knowledge. We look for problems often found in period homes, including damp penetration through older stonework, defects in traditional slate coverings and deterioration in traditional timber frame elements. We also regularly find that original lime mortar pointing has broken down, which can let water into solid stone walls that were never intended to deal with modern exposure levels.

The survey covers all accessible areas, including the roof space, sub-floor voids and outbuildings. We inspect windows, doors, chimneys and penetrations for signs of water ingress, which is especially relevant in light of the Lyth Valley's flood risk from the River Gilpin. Our report sets out clear condition ratings and puts any remedial work in priority order. For properties on the valley floor, particularly those near Helsington Pool or the River Gilpin flood plain, we pay extra attention to ground floor levels, drainage and any evidence of earlier flooding that might not be obvious at a viewing.

Outbuildings are part of our assessment as well. In this area that often means traditional stone barns, former agricultural buildings and garages. Some have been converted for residential use, while others sit on the property boundary, and their condition can influence overall value as well as future maintenance costs. We identify structural issues in these ancillary buildings and also note the presence of corrugated asbestos roofing, which we commonly see on older agricultural buildings in the Lyth Valley.

• Structural walls and foundations
• Roof covering and structure
• Damp and timber condition
• Windows and doors
• Chimneys and flues
• Floors and ceilings
• Plumbing and electrical visible elements
• Outbuildings and boundaries

Accurate assessment in Crosthwaite and Lyth depends on understanding how local properties were built. Limestone is the main material, taken locally from Whitbarrow Scar, which forms a striking backdrop to the Lyth Valley. It has been used for centuries in farmhouses, field walls and vernacular buildings across the parish. Traditional properties usually have solid walls with no cavity insulation, so they depend on breathability to control moisture. Once solid stone walls are insulated the wrong way, or pointed with modern cement mortar instead of lime, damp and condensation problems can develop quickly.

Across the rural properties here, slate roofing is the norm, and traditional Westmorland slate gives many farmhouses and barn conversions their distinctive look. Some of these roofs are now well over 100 years old, while others are much newer. Our surveyors assess the condition of the slate tiles, looking for slippage, cracked or missing tiles, and defects in ridge tiles and pointing. We also inspect the leadwork around chimneys, valleys and abutments, because that is a common source of leaks in older buildings. On 18th and 19th-century farmhouses, the traditional peg slate roof construction needs particularly careful attention, as the timber battens and pegs can deteriorate over time.

Traditional timber frame elements appear in many properties in the area, especially barn conversions and older farm buildings. Where water ingress has occurred, these structural timbers may suffer from woodworm, wet rot or dry rot. We inspect all accessible timber for signs of pest infestation and fungal decay, with close attention to sole plates where timber meets stone foundations. Agricultural buildings converted into residential dwellings are common in the parish, and those conversions often involve substantial structural alteration, so we assess that work carefully to see whether it was carried out properly and complies with building regulations.

The geology of the Lyth Valley has a direct bearing on property condition. Much of the valley floor is flood plain, with mosses on wet ground and extensive peat beds. Homes built on these low-lying areas can face persistent dampness and may stand on less robust foundations than those on the higher ground around Whitbarrow. Higher up, the limestone bedrock brings different conditions, with good drainage but possible radon accumulation in sealed properties. Our surveyors take these local geological factors into account and adjust their assessment to suit.

Flood risk is a major issue in the Lyth Valley, so we give it proper weight during our surveys. The River Gilpin runs through the parish, joining the River Pool in the Lyth Valley before meeting the River Kent at Sampool. Much of the valley lies only a few feet above sea level, and the area has seen serious flooding, including the well-known December 2015 floods when roads were submerged and properties across the valley were affected. The Rivers Kent and Gilpin are bordered by earth embankments designed to reduce flood risk, and pumping stations operated by the Environment Agency in the Lyth Valley also help to lower the danger of flooding.

In every ground floor property, our surveyors look for visible evidence of past flood damage. That includes water staining on walls, salvaged timber or materials, flood gates or barriers, and recent re-plastering that could point to earlier water ingress. We also assess the height of the ground floor in relation to external ground levels and consider the likely flood risk from the property's position in the valley. In the lower parts of the valley, a property may need more detailed investigation or a specialist flood risk assessment beyond the standard survey scope.

There is also a coastal element here. The proximity to Morecambe Bay means tidal conditions can affect river discharge and increase flood risk during high tides and periods of significant rainfall. Our reports include sensible caution on flood risk and recommend further investigation where that is justified. We also note Helsington Pool, which snakes across the Lyth Valley and can cause local flooding in heavy rain, when roads may disappear under floodwater.

Flooding is not the only environmental factor we consider. We also look at the proximity to Whitbarrow Scar, which is a Site of Special Scientific Interest and a Special Area of Conservation. That does not directly alter the condition of a property, but it can mean some homes are affected by planning constraints under the Crosthwaite and Lyth Neighbourhood Development Plan. Our surveyors know these local considerations well and will flag them in our reports where relevant.

Property buyers in Crosthwaite and Lyth face a set of local factors that are not quite typical. Approximately 9% of properties are classed as second homes, and demand from commuters and retirees has a noticeable effect on the market. That reflects both the appeal of the area's position on the Lake District fringe and the pressures of rural housing. Many homes are older, with farmhouses dating from the 18th and 19th centuries, so traditional materials and construction methods remain common across the parish. Housing costs are also pushed up by better-off commuters, holiday and second home owners and retirees, which often leaves prices above local income levels.

Our surveyors know the building traditions in this part of the parish well. Many traditional properties are built from limestone from Whitbarrow Scar, and slate roofs remain a defining feature of the rural landscape. Older farm buildings that have been converted to residential use need careful assessment of the original structure, and we also identify corrugated asbestos where it survives on agricultural buildings. We have inspected numerous barn conversions in the parish and understand the issues that often come with them, from the quality of structural alterations to the effectiveness of insulation in historic buildings, along with the condition of original features carried into the conversion.

The neighbourhood development plan and conservation considerations in Crosthwaite and Lyth can place specific planning constraints on certain properties. If you are buying a listed building such as Crosthwaite House or Mireside Farm, our survey will identify visible issues, although you should also speak with the local planning authority about any listed building requirements. Homes within designated areas may face restrictions on alterations, extensions or even some maintenance work, and we will flag in our report where those considerations may apply.

The 2015 flooding in the Lyth Valley still stands out locally, with roads submerged and significant impact on property across the area. During our inspections, we note any signs of previous flood damage, damp penetration or drainage problems that could suggest vulnerability to future flood events. Properties on the valley floor need particularly careful assessment of floor levels and drainage. We have also seen homes where flood damage was professionally repaired, and we can usually recognise the signs of that work and comment on whether it appears to have been carried out properly.

Recent development in Crosthwaite village has changed the mix of housing we inspect. The settlement expanded by approximately 40% between 2016 and 2020, so newer properties form part of the picture as well. Homes built in this period can have their own recurring issues, including snagging, problems with window and door installations, and minor defects linked to rapid construction. The same thorough inspection that helps with historic homes is just as useful for buyers of these newer builds.