RICS Level 2 Home Survey Kendal

Our RICS Level 2 Home Survey gives a close inspection of all accessible parts of the property. We look at the walls, roof, floors, windows, doors, and foundations for signs of damp, structural movement, rot, or any other defects. In Kendal's older properties, we pay special attention to limestone walls, slate roofs, and any settlement in buildings built on the glacial moraine beneath the Kent valley. We also check damp proofing, insulation, and ventilation, all of which matter in traditional homes that may have been modernised over time.

We cover the main building systems too, including the electrical installation, plumbing, and heating. Our surveyors record the approximate age and condition of these services, and flag anything that looks non-compliant with current regulations or close to the end of its working life. For homes in flood-risk areas near the River Kent, we note signs of earlier water damage and any flood mitigation measures already in place. The Level 2 survey also comes with a market valuation, comparing the property with recent sales of similar homes in the Kendal area so you can judge whether the price is fair.

After the inspection, you receive a clear report that is easy to read and uses a traffic light rating system for each element. Green means no urgent action is needed, amber points to issues that should be watched or dealt with, and red marks defects that need immediate attention. It gives you a direct picture of what you are buying, and useful leverage when talking over the purchase price or asking the seller to carry out repairs. Each section also sets out sensible next steps, from bringing in a specialist contractor to simply keeping an eye on a developing problem.

We are particularly used to assessing the older housing stock that dominates Kendal's conservation area, where approximately half of the urban area contains pre-1900 developed land. Many homes here have solid walls without modern damp proof courses, so our inspection pays close attention to any damp proofing and ventilation arrangements already in place.

• Structural walls and foundations
• Roof, chimneys, and gutters
• Windows, doors, and joinery
• Damp and rot assessment
• Electrical and gas services
• Drainage and plumbing
• Insulation and ventilation
• Market valuation

Kendal brings its own set of challenges for buyers, and our surveyors are well placed to identify them. The town sits on a large glacial moraine in the Kent valley, which can influence ground conditions and foundation performance. In the conservation area, which covers approximately half of the urban area including almost all pre-1900 developed land, traditional construction methods often need specialist knowledge to assess accurately. Our surveyors understand these local factors and can spot issues a generic survey might miss.

The historic core of Kendal, with its limestone buildings and three Scheduled Monument bridges over the River Kent, includes many period properties that may hide defects behind an attractive façade. With 187 listed buildings in the civil parish, including three Grade I and twelve Grade II* structures, homes in Kendal often come with special maintenance and renovation considerations. Our Level 2 survey gives the detailed assessment needed when buying a property with historic character or listed building status.

New developments in Kendal, such as those at Nancy Meadows and Meadow Rigg by Genesis Homes, make up a growing part of the market. Even new build homes can have defects, so our surveyors apply the same exacting standards to modern properties as they do to period houses. For the planned developments at Land West of High Sparrowmire (143 homes by Persimmon Homes) and Brigsteer Road (89 homes by Story Homes), a survey provides reassurance that the property has been built to proper standards.

Flood risk matters for homes near the River Kent, which runs through the historic core of Kendal. Our surveyors look for signs of earlier flooding, water damage, and any flood mitigation measures that may have been fitted. This is especially relevant for properties in low-lying areas close to the river and its tributaries.

• Properties in flood-risk areas near River Kent
• Traditional limestone and slate construction
• Period properties in conservation area
• Listed buildings and historic features
• New build properties at local developments
• Properties on glacial morane ground conditions

Your RICS Level 2 report is meant to be clear and practical, even if you have never had a property survey before. Each section of the home is rated from 1 (no urgent action) to 3 (urgent attention needed), colour-coded green, amber, or red. There is also a plain summary at the front, highlighting the main issues so you can quickly grasp the overall condition before reading the full report.

Beyond listing defects, the report sets out practical next steps. If electrical work needs attention, we recommend a qualified electrician registered with NICEIC or ELECSA. If damp is found, we explain what sort of specialist may be needed for further investigation, whether that is a property care specialist or a damp proofing contractor. That guidance helps you make informed decisions about the property and budget properly for any work needed after purchase.

The market valuation section, if included in your package, compares the property against recent sales of similar homes in the Kendal area. It uses data from homedata.co.uk, home.co.uk, and other sources so the valuation reflects current market conditions in the LA9 postcode area. Property type, size, location, and current market trends are all taken into account, including the recent 10% decline from the 2023 peak.