RICS Level 3 Survey in Borrowdale

Borrowdale sits wholly within the Lake District National Park, a UNESCO World Heritage Site, so every home in the valley is subject to strict planning controls. Most of the housing here dates from before 1919 and was built in traditional ways that are a long way from modern construction. Solid stone walls, traditional timber roof structures and lime mortar pointing turn up again and again, and they need the right eye. Our team knows these older methods well and can spot defects that are often missed by surveyors with less experience of Lakeland properties. Having inspected hundreds of homes across Borrowdale and the neighbouring valleys, we have seen how these buildings hold up over time.

Geology matters in Borrowdale. The valley is underlain by volcanic bedrock from the Borrowdale Volcanic Group, including andesite, rhyolite and tuffs. Shrink-swell clay risk is usually low because the soils are well drained, but properties on steep slopes can still be affected by localised ground movement after heavy rainfall. That is a real consideration for the many farmhouses and cottages tucked into the valley sides, including those on the road between Rosthwaite and Watendlath. Our surveyors understand the way local geology and traditional foundations work together, and we know what movement is likely to worry a buyer.

Flooding is one of the big issues in Borrowdale, with the River Derwent and its tributaries running through the valley. Homes in Rosthwaite and Stonethwaite, and properties near the river floodplains, carry particular risk. In our surveys we look closely at flood resilience measures, any past flood history and the state of flood defence features. That matters even more now, given the increasing frequency of extreme weather events in recent years. We check floor levels, look for signs of earlier flood damage and set out practical guidance on insurance for homes in high-risk zones.

Older housing dominates Borrowdale, and many homes date from the 18th and 19th centuries. Local slate and granite stone were widely used for traditional Lakeland cottages and farmhouses, often with rendered walls and the grey slate roofs that give the valley much of its character. Because strict planning rules in the National Park have limited later development, post-1980 properties are unusual. In practice, that means almost any property here can benefit from the kind of detailed assessment a RICS Level 3 Survey is designed to provide, especially where years of occupation and mixed standards of maintenance may have allowed defects to build up.

• Solid stone wall construction
• Traditional slate roofing
• Lime mortar pointing
• Flood proximity risk
• Pre-1919 building age
• High proportion of listed buildings

Some defects come up time and again in Borrowdale and across the surrounding Lake District valley. Damp is high on that list. We regularly find penetrating damp caused by the exposed mountain setting and driving rain, rising damp in older homes without proper damp-proof courses, and condensation linked to poor ventilation in traditionally built houses. In the wet Lake District climate, these issues can spread a long way where maintenance has slipped. We have also seen original open fireplaces blocked up, which cuts ventilation and makes condensation worse even in occupied properties.

Roofs deserve close attention here. Traditional slate coverings have plenty of character, but age and weather take their toll, with slates cracking, slipping or being damaged by wind and frost. Lead flashing at chimneys and roof junctions often starts to fail, and timber rafters and battens can decay once moisture gets in. Because a weather-tight roof is so important in the Lake District climate, our surveyors focus hard on these areas. We also inspect stone chimney stacks for frost damage and failed pointing that could let water penetrate.

Movement is not unusual in older Borrowdale buildings. Many stand on shallow foundations, and ground conditions can vary from plot to plot. Although the volcanic geology is usually stable, homes on steep slopes may still move, especially where drainage is poor or trees have been planted close to the structure. We assess both the extent and the likely cause of any movement, separating ordinary settlement in an old building from something more serious. Cracks in walls, sticking doors and uneven floors all help us decide whether further investigation is needed.

Timber decay is another common survey finding in Borrowdale. Wet rot and dry rot can affect window frames, door frames and structural timbers, and the valley’s high moisture levels are ideal for fungal growth, particularly where gutters have been neglected or penetrating damp is present. Our inspection covers all accessible timber elements, from floor joists and ceiling joists to structural beams that may be partly hidden from view. We also look for beetle activity, which can show up in older timber after periods when a property has stood empty.

Many traditional homes in Borrowdale do not have the insulation or ventilation people now expect, and that can mean heat loss, higher energy bills and condensation. Improving performance is possible, but older buildings need a careful approach or damp problems can be made worse. Our reports set out energy efficiency measures that are appropriate for the building fabric. Internal wall insulation using breathable materials, loft insulation and draught-proofing are all options we can advise on where they suit traditional construction.

• Damp (penetrating, rising, condensation)
• Slate roof deterioration
• Structural movement and settlement
• Timber decay (wet and dry rot)
• Inadequate insulation and ventilation
• Inappropriate modern repairs

Environmental risk in Borrowdale goes well beyond a quick map check. The River Derwent and its tributaries create a genuine flood threat, especially for properties sitting on the floodplain. We review flood history, inspect any flood resilience measures already in place and comment on the chance of future flood damage. The valley topography can channel water fast during heavy rainfall, so we pay close attention to floor levels in relation to the river and surrounding ground. Water marks, damaged plaster and similar evidence of past flooding are all things we look for.

Surface water flooding is also part of the picture in Borrowdale. Steep slopes and rapid runoff from the surrounding fells can put homes at the foot of slopes, or in natural drainage channels, at risk. Our surveys take that into account when we assess the overall suitability of a property. We also record nearby watercourses and inspect any retaining structures present. Borrowdale Beck and its tributaries can rise dramatically after heavy rainfall, so even properties outside the main river floodplain may still be vulnerable.

The wider Lake District mining history can matter too, although direct subsidence risk for most residential property in Borrowdale is generally low. Where relevant, our surveyors look into the exact location and any available historic records, particularly for homes close to former mine workings or quarries. Lead mining took place in the area historically, and while most houses are not directly affected, we still watch for signs of past mining activity that could point to ground instability.

Borrowdale properties have to cope with more than flooding and ground conditions. The valley is exposed, so homes here face strong winds, heavy rainfall and, in winter, the possibility of severe winter weather. Our surveys consider how successfully a building has been maintained for those conditions. Roof coverings, gutters, drainage, pointing and render all come under scrutiny because they are the first line of defence against weather getting into the stone walls.