RICS Level 2 Survey in Matterdale

Matterdale sits within the Lake District National Park, and that setting shapes the local housing stock in obvious ways. Around here, you mainly see traditional stone-built cottages, farmhouses and period homes, many dating from the Victorian era or earlier. They have plenty of character, but age and charm can mask defects that only an experienced surveyor is likely to spot. Cumbria's high rainfall adds another layer, wearing roofing materials faster and contributing to damp where maintenance has slipped. Quite a few Matterdale properties are also used as holiday lets or second homes, and that often brings a different pattern of upkeep from a full-time residence.

Our RICS Level 2 surveys are geared to the issues we regularly find in Matterdale homes. We carry out a close inspection of the roof structure, checking for slipped slates or tiles, decayed timbers and failing flashings, all common in older Lake District properties. We also look closely at the walls for penetrating damp, rising damp and condensation, especially where solid stone walls have no modern cavity wall insulation. Structural movement is picked up too, along with subsidence risk, timber defects such as woodworm or rot, and electrical or plumbing systems that may no longer meet current regulations. We are also alert to traditional Lakeland details, including lime mortar pointing that has been wrongly replaced with cement.

Flood risk can be a real concern in this part of Cumbria. Homes close to the area's many becks, streams and low-lying ground are more exposed, particularly given the region's well-known rainfall levels. We assess drainage, look at how water moves around the building and note any evidence of past flooding or water damage. In conservation areas, which are common across the Lake District, we also flag works that may need listed building consent, or alterations that appear to have been carried out without the right approvals. That matters in Matterdale, where a good number of properties are listed or fall under the National Park's strict planning framework.

The local economy has a bearing on the sort of homes that come to market in Matterdale and the wider Lake District. Tourism, agriculture and small businesses all play their part, so the housing mix tends to include family homes, holiday lets and retirement properties. We take those different patterns of use into account because they can tell you a lot about likely condition. A holiday let may show heavier wear, while a property left empty can develop problems linked to low heating levels and lack of day-to-day occupation. Our reports reflect those local realities, so you get a clearer view of the property in front of you.

• Roof and chimney condition
• Wall dampness and structural integrity
• Timber defects and pest damage
• Electrical and plumbing installations
• Drainage and water management
• Conservation area compliance

Certain defects turn up time and again in Matterdale, largely because of the age and construction of the housing stock. Damp is one of the issues we report on most often, especially penetrating damp in traditional stone-walled properties that have faced decades of Cumbrian weather. Annual rainfall in the region is significantly higher than the national average, so once roofs, flashings or wall pointing start to fail, damp can become serious quite quickly. Rising damp is another risk where there is no proper damp-proof course, while condensation often shows up in homes with poor ventilation, particularly in kitchens and bathrooms where moisture builds. We also regularly find condensation in properties that have been modernised with new windows but without adequate mechanical ventilation.

Roofs are another frequent source of trouble. Many Lake District homes have traditional slate coverings, and we often find slipped or broken tiles, failing mortar along ridge lines and decaying lead flashings around chimneys. Once those defects open up, water gets in, with timber decay and internal damp often following behind. We inspect roof slopes externally and, where accessible, from inside the property as well, so we can point out anything needing urgent repair or longer-term monitoring. Cumbria's winter freeze-thaw cycle does not help, and it can speed up the deterioration of both roof tiles and mortar on Matterdale properties.

In older Matterdale homes, electrical and plumbing systems are often well behind current safety standards. We inspect the consumer unit (fuseboard), the wiring condition and socket outlets, and we note any installation that appears outdated or potentially dangerous. We do the same with plumbing, identifying old galvanized pipes, lead supply pipes and hot water systems that may no longer be adequate. These are not minor details, they can involve substantial repair costs as well as clear safety implications. We still come across properties in Matterdale with original Victorian or Edwardian electrical installations that have only been partly or poorly upgraded over the years, which can create real fire risk.

Low-lying sites near becks and streams need extra care, particularly where drainage and flood exposure are concerned. Surface water flooding can affect a property even if it does not sit right beside a watercourse, especially during heavy rainfall. We assess how well existing drainage is working, consider the gradient of the surrounding land and look for signs of earlier flooding or water ingress. For anyone buying in Matterdale, those checks matter because of the local geography and climate. We also inspect cellars and basements, common in older properties, for dampness or evidence of water penetration.