RICS Level 2 Survey Irthington

Our RICS Level 2 Home Survey covers all accessible parts of the property, from the roof space through to the foundations. We check the condition of the roof covering, chimney stacks, rainwater goods, walls, windows, doors and internal joinery, and we also look over the property's services, including electrical, gas and plumbing installations, although we do not test or certify them. Each part inspected is given a clear traffic light rating, showing whether it is in good order or needs urgent repair. On site, our surveyors use high-powered torches for loft spaces, ladders for hatches and moisture meters where damp is suspected.

With Irthington's older homes, damp is one of the defects we watch for most closely, particularly in properties built with solid wall construction. Our surveyors look for rising damp, penetrating damp caused by worn pointing or damaged flashings, and condensation linked to poor ventilation. We flag places where damp-proof courses appear to have failed, or where the original build-up of the house may be allowing moisture to linger and affect both occupants' health and the life of the building fabric. Solid sandstone walls are common across the CA6 postcode area, and where lime mortar pointing has broken down over time, those properties can be especially prone to these problems.

We give the structure careful attention, looking for movement, subsidence and settlement that could point to trouble with the foundations. In this part of Cumbria, clay-rich soils can show shrink-swell behaviour, which may lead to ground movement and signs such as cracked walls, uneven floors or doors that begin to stick. Our surveyors know what these warning signs look like and will say when a structural engineer should take a closer look. Much of Irthington sits over the Vale of Eden geology, where varied soil types can influence how foundations perform, so local ground conditions form part of our assessment.

Outbuildings, garages and boundaries are included too. We assess the overall layout of the property and its grounds, noting issues such as trees growing close enough to affect foundations or drainage systems that appear to be failing. In this rural area, larger plots are common, and where grounds are extensive we record any obvious points that may need a specialist opinion later on. The aim is simple, we give you a rounded view of condition before you commit to the purchase.

The Irthington area brings a few local risks into sharper focus for buyers. The village lies within the "Rivers Esk and Irthing flood alert area", so homes in lower positions near watercourses may be exposed to flood risk in periods of heavy rainfall. During our inspection, we note visible evidence of past flooding, water staining and any flood protection measures such as barriers or raised electrical installations. That matters not just for peace of mind, but for informed buying decisions and suitable insurance. Properties close to the River Irthing or its tributaries need particular care, and our surveyors know how to spot both obvious and less obvious signs of earlier water ingress.

Across Irthington, traditional construction is common, especially solid wall buildings in local red sandstone with lime mortar pointing rather than modern cavity walls. Many houses also have Welsh slate roofs, and while slate is long-lasting, we often see slippage, broken hooks and mortar deterioration at the ridges as the years pass. Our surveyors understand how these materials behave and can tell the difference between expected age-related wear and defects needing attention. We also inspect original details such as sash windows with plain stone surrounds, seen throughout the Irthington parish, and we pay close attention to large quoins on sandstone buildings, a local feature where stress concentrations can sometimes develop.

The age of much of Irthington's housing stock means hidden costs can sit behind an otherwise attractive viewing. Older electrical installations, plumbing in lead or galvanised steel, and insulation that falls short of current standards are all things we come across. Our survey looks at these services and flags cases where fittings appear to date from earlier periods or may not comply with current safety regulations. That can be extremely useful when you are budgeting for works after purchase. We also comment on consumer units, older-style round-pin sockets and any visible wiring that looks due for updating.

Ground conditions matter here as well. In parts of the Irthington area, clay-rich soils can expand and contract with changes in moisture, which in turn may lead to subsidence or heave and show up as structural movement. Our surveyors are trained to read the cracking patterns and other signs that can suggest foundation issues. Not every property will be affected, of course, but where symptoms are present we treat them seriously and may advise input from a structural engineer. There is another local factor too, the proximity to Carlisle Airport means some homes may have had extensions or alterations where building regulation approvals should be checked.

Irthington itself is mainly known for older village property, but newer housing has appeared elsewhere in the wider CA6 postcode area in recent years. Gleeson Homes has built at Harker Place, and Fawns Wood has added more homes nearby. A modern house is not automatically free of defects, and our survey can still pick up snagging, workmanship problems or faults that developed during construction. Buyers are often taken aback by what turns up in a new-build that looked spotless at first viewing.

For a new build purchase, our RICS Level 2 survey can also give you useful paperwork if you need to make a claim under a warranty from the National House Building Council or another provider. We check items that may fall within the cover, so problems can be identified before the warranty period runs out. Even recently finished homes should be looked at for issues such as failed window seals, poor insulation in roof spaces and drainage defects that only become clear after some occupation. It is a sensible extra check when you are putting money into a new home.