RICS Level 2 Survey in Melbecks

Our RICS Level 2 Survey gives a detailed visual check of every accessible part of the property, from the roof space, where safe access allows, through to walls, floors, windows, doors and fixed fittings. We look at the building fabric, pick out defects that could affect value or safety, and take a close look at the main services, gas, electric, water and drainage. Any obvious point where a specialist should be brought in is flagged.

Melbecks has plenty of traditional Lake District buildings, so our surveyors pay close attention to slate roofs, stone walls and the older damp-proof arrangements. Many homes here were built with local volcanic stone and lime mortar, methods that call for proper specialist knowledge. We note penetrating damp, roof wear, timber decay and structural movement where they appear, because those signs often point to deeper problems.

You receive a clear, colour-coded report that sorts defects by seriousness, from urgent matters needing prompt action to items that can wait for planned maintenance. We also set out likely repair costs in practical terms, which makes budgeting for any work after purchase far easier. In the Lake District National Park, we will also point out conservation issues that could shape future alterations or repairs.

As part of the inspection, we look at features that are especially common in Lake District homes, including the leadwork around chimneys and valleys, lime-based pointing in older buildings, and any movement that may be linked to the Skiddaw Group mudstones and siltstones. Near Dash Beck, and close to Bassenthwaite Lake, we give extra thought to flood risk and drainage.

• Visual inspection of all accessible areas
• Roof space and attic condition assessment
• Damp and timber decay investigation
• Structural movement evaluation
• Services and utilities condition check
• Colour-coded defect reporting with priority ratings

Traditional Lake District buildings in Melbecks and Bassenthwaite often share the same distinctive construction methods. Local slate and grey-green volcanic stone are the main materials, taken from quarries across the region. They have been used for centuries and give the area its familiar look. Many properties have roughcast render or white-painted walls, while roofs are usually formed with traditional slate tiles that handle heavy rainfall well, although they still need regular care.

The geology here is mainly Skiddaw Group rock, including mudstones, siltstones and sandstones. That usually means stable ground and a low shrink-swell risk, though small pockets of clay can bring localised movement. Our surveyors look for subsidence or settlement, especially close to mature trees or where drainage looks poor. Homes on, or near, the hillside slopes below Skiddaw need careful checks of slope stability and retaining walls.

Most traditional buildings in this area have solid stone walls without cavity insulation, so heat loss and energy bills can be higher. Older homes often lack an effective damp-proof course too, and depend instead on lime mortar pointing that needs the right maintenance. Anyone buying in Melbecks should understand these construction methods, because repairs and alterations often need specialist traditional building skills.

Lake District properties face a few recurring problems, and our surveyors spot them often. High rainfall in the Keswick and Bassenthwaite area makes roof condition a major concern, and old slate roofs often show deterioration, slipped slates or faulty leadwork around chimneys and valleys. Penetrating damp is one of the defects we see most, usually caused by damaged gutters, worn pointing or failed roof coverings.

Across Melbecks, the geology, with its Skiddaw Group rocks and occasional clay pockets, means major subsidence is uncommon, but smaller ground movement can still happen, especially near trees or where drainage is poor. Many older homes also have outdated electrics, with wiring that may not meet current regulations, which matters even more in holiday lets where standards are tightly applied. We check for these points and advise on suitable follow-up investigations.

Timber defects are common in traditional Lake District properties, and wet rot, dry rot and woodworm often affect roof timbers, floor joists and window frames. Homes with solid stone walls may also have no effective damp-proof course, which can lead to rising damp. Given how old much of the housing stock is in the Bassenthwaite area, we often find insulation falling short of modern standards, with a knock-on effect on comfort and energy efficiency.

We pay close attention to flood risk near Bassenthwaite Lake and watercourses such as Dash Beck. The property’s position in relation to flood plains is assessed, and we note any evidence of earlier flooding or water damage. Lower-lying homes may need specialist flood risk assessments or flood resilience measures. Given Cumbria’s elevated radon levels in certain areas, we may also recommend radon testing as part of a full property assessment.

• Slate roof deterioration and slipped tiles
• Penetrating damp from weather exposure
• Outdated electrical wiring
• Timber rot and woodworm
• Rising damp in solid wall properties
• Inadequate insulation
• Flood risk near watercourses
• Radon gas exposure potential