RICS Level 2 Survey in the Lakes | From £450

Our RICS Level 2 Surveys involve a careful visual inspection of every accessible part of the property. In the Lake District, our surveyors focus closely on the region’s distinctive building methods. Many homes have local stone walls built in traditional ways, often with solid walls rather than cavity construction. We look for signs of damp penetration, a frequent issue in older houses where original lime mortar pointing has broken down, and we assess the state of slate roofs, one of the defining features of Lakeland architecture.

Ground conditions are not the same across the Lake District, and that matters to a property survey. Shrink-swell subsidence risk is usually low through most of the National Park because volcanic bedrock and slate are so common, but our surveyors still watch for more localised pockets of glacial till in valley bottoms where the clay content can be higher. We examine foundations and ground floors with care, noting movement or settlement that could point to instability, especially on steeper sites where retaining walls may be needed. Areas around Kendal and the lower Eden valley can present different conditions from the steeper valleys leading up to the better-known hiking areas.

High rainfall and the sheer number of watercourses mean flood risk is a key part of our survey. We identify properties in flood zones, inspect drainage where visible, and record any signs of previous flooding. Homes near the River Derwent, River Kent, or River Lune, and those sitting in valley bottoms, need particularly close attention. If we see anything relevant, our report flags the flood risk clearly and recommends further investigation where needed, so you have a firmer basis for decisions on flood resilience measures.

Outbuildings matter here too. Across the Lake District, it is common to find traditional barns, shippons, and also newer garages or workshops. Because many properties within the National Park were once agricultural holdings, converted farm buildings are a familiar part of the local housing stock. We inspect the condition of these structures and note any concerns with converted accommodation that may not comply with current building regulations.

• Stone wall condition and mortar pointing
• Slate roof integrity and flashing
• Damp and condensation assessment
• Drainage and guttering condition
• Structural movement indicators
• Flood risk and drainage

Older housing in the Lake District tends to show certain recurring defect patterns, and our surveyors know what to look for. Again, over 36% of properties in the region pre-date 1919, so traditional methods remain widespread. Cottages and farmhouses often have solid stone walls and may lack damp proof courses. We use moisture meters alongside visual inspection to judge damp levels and recommend suitable remedial action. Many of these buildings have had retrofit damp proofing added later, and we check both its condition and how effective it appears to be. Hawkshead, Cartmel, and Staveley all have plenty of properties built in this way.

Roofs deserve close scrutiny here. Traditional slate coverings last well, but age still brings problems. We inspect for slipped or broken slates, worn lead flashing around chimneys and valleys, and any evidence of past or present leaks. The steep roof pitches found on many Lakeland buildings can limit access, though our surveyors carry out close-up inspection wherever it is safe to do so. We also look at flat roof sections, which appear more often on extensions and outbuildings. Westmorland green slate and Burlington slate roofs are especially characteristic of the area, and they can add premium value.

The Lake District is both a National Park and a UNESCO World Heritage Site, so Conservation Area controls affect a large number of properties. Our surveyors identify listed building status where apparent and flag visible alterations that may call for retrospective listed building consent. We also note uPVC window replacements in traditional buildings, as these can alter both appearance and ventilation performance. Those points are set out clearly in our report so you can understand the possible regulatory consequences.

We regularly come across issues linked to the conversion of traditional buildings. Over the years, many barns and former agricultural structures have been turned into homes, not always to the same standard. We inspect the quality of the conversion work, watching for signs of structural alteration, whether ventilation is adequate, and how well insulation appears to perform. In places such as Hawkshead Gardens, where newer conversions are expected to fit traditional aesthetic requirements, these checks are especially relevant.

Flood risk is one of the biggest considerations for buyers across the Lake District. Mountainous terrain, high annual rainfall, and a wide river network all increase the potential for flooding. Major rivers such as the Derwent, Eden, Kent, and Lune have each seen serious flooding in recent years. Keswick, Cockermouth, Kendal, and Glenridding all have particularly notable flood history, so properties in these locations need careful review. The 2015 floods in Keswick and Cockermouth caused extensive damage to many homes, and buyers still have good reason to keep those events in mind.

During the survey, we look for visible signs of flood damage and evidence of previous flooding. We record the position and condition of electrical installations, which in flood-prone properties are ideally set at height. We also assess any flood defence features in place, including barriers or raised thresholds. We cannot give a full flood risk assessment without detailed mapping data, but we do flag visible concerns and recommend that buyers carry out their own checks using official Environment Agency mapping.

River flooding is not the only issue here. Surface water flooding is another risk in the Lake District because of the steep topography and impermeable rock. Intense rainfall can overload drainage very quickly, leading to flash flooding even where a property is not close to a river. Our surveyors note the site’s general topography and the surrounding land, identifying homes that may be vulnerable to pooling or runoff. Steep hillside properties, and those with limited drainage, deserve extra care. Before exchange, we recommend that buyers in any flood-sensitive area obtain a detailed flood risk assessment from the Environment Agency.