RICS Level 2 Survey in Tebay

A RICS Level 2 Survey, formerly known as a HomeBuyer Report, gives a close look at the property’s condition, with the emphasis on issues that matter to value and safety. Our inspectors go through every accessible part, including the roof space, walls, floors, windows, doors and permanent fixtures. We are looking for defects that could affect a purchase decision or the price agreed.

This survey also looks closely at the build and the materials used, with extra attention on the problems we commonly see locally. In Tebay, that means stone walls, slate roofs and older drainage systems, all of which are common here. Our surveyors check for damp, structural movement and timber defects, the sort of things that often trouble older properties in this part of Cumbria.

Once the inspection is complete, we send a report that sets out any defects in plain English, with each one graded by severity, from urgent matters that need immediate action to points that may only need future maintenance. There are clear photographs and straightforward recommendations too, so you can see exactly what you are buying and what costs may follow after moving in.

A basic mortgage valuation is not the same thing. Our RICS Level 2 Survey gives detailed information about the property’s condition whether the purchase is with a mortgage or cash. We look from top to bottom, including the roof space where it is safe to access, behind furniture where that is possible, and the condition of outbuildings and boundaries.

• Roof structure and covering
• Wall construction and condition
• Damp and timber assessment
• Electrical and plumbing overview
• Drainage and sewage systems
• Windows, doors, and joinery

Across Tebay and the wider Westmorland and Furness area, our surveyors regularly come across the same set of issues during Level 2 inspections. Much of the housing stock is over 50 years old, and a sizeable share dates from before 1919, built using traditional methods. Older homes like these often do not have modern damp-proof courses, which can mean rising damp, especially in solid stone walls.

The local geology around Tebay, including Carboniferous Limestone and areas of glacial till, can lead to ground movement in some spots. Subsidence risk is generally low, but our surveyors still look for cracking or movement that could point to ground-related problems. Homes near the River Lune and Birk Beck need extra care, because flood risk is a major factor in certain parts of the village.

Traditional properties here often carry slate roofs, and our inspectors check them carefully. Slipped slates, perished pointing to ridge tiles and timber decay in roof structures all get a close look. Older homes may also have electrical systems and plumbing that no longer meet current regulations, and our survey flags these areas where specialist advice should be taken before purchase.

The village’s closeness to the M6 motorway means some properties may be affected by traffic noise, or have been built to different standards depending on the year they were constructed. Converted agricultural buildings, including old barns and farmhouses, usually need a little more scrutiny so that the conversion work can be checked against current building regulations.

• Damp and condensation issues
• Roof defects and slate deterioration
• Outdated electrical wiring
• Structural movement or cracking
• Drainage and soakaway problems
• Timber decay and woodworm

Because Tebay sits close to the River Lune and its tributaries, flood risk needs proper attention. Our surveyors look for signs of previous flooding, water damage and the condition of any flood mitigation measures already in place. Homes in low-lying areas near the river or Birk Beck have a medium to high flood risk, and we state that clearly in our reports.

Surface water flooding can also become an issue in periods of heavy rain, especially where drainage is poor. We check the drainage systems, including soakaways, gutters and drainage channels, to see whether they are working as they should. If the property has a septic tank or private drainage, we note the condition and location too, since those systems need particular maintenance and may come with regulatory requirements.

Tebay does not have a designated Conservation Area, but there are several listed buildings in and around the village, mainly Grade II listed farmhouses, barns and the historic railway station building. If you are buying a listed property, our Level 2 survey will pick up any obvious concerns, though we may suggest a more detailed Level 3 Building Survey because historic construction and planning restrictions can make things more complex.

We also take the wider environment into account, including radon levels, which can be higher in some parts of Cumbria because of the underlying geology. The survey notes whether the property has a radon detection meter and checks for any mitigation already installed. We also look at how near the property is to any known landfill sites or historical mining activity that could have affected ground conditions.