RICS Level 2 Survey in Advent

The housing stock in Advent differs markedly from newer urban developments. Properties here include detached bungalows, traditional character cottages, and converted barns, many constructed using local stone rubble with slate roofs - as exemplified by the historic Trewint farmhouse in Tresinney. The presence of the Grade I listed Church of St Adwen in Tresinney and numerous Grade II* and Grade II listed buildings throughout the parish indicates a concentration of historic properties requiring specialist knowledge during inspection. Our surveyors understand that older construction methods, while often robust, can present specific issues that only an experienced eye will identify.

Properties in this area face particular challenges due to their age and rural setting. Damp penetration represents a common concern in older stone-built properties, particularly those in exposed positions on the moors where driving rain is a regular occurrence. The traditional slate roofs found on many Advent homes can suffer from slipped tiles, moss growth, and general wear that may not be immediately visible from ground level. Additionally, outdated electrical and plumbing systems are frequently encountered in properties that have not been modernised in recent years, representing both safety concerns and potential renovation costs for prospective buyers. Our inspectors routinely identify these issues when assessing properties in areas like Pencarrow and the surrounding farmsteads.

The proximity of Advent to the River Camel in the north-west of the parish also warrants attention during property inspections. While specific flood risk data for individual properties requires detailed assessment, surface water flooding remains a consideration in rural areas with traditional drainage systems. Our inspectors examine all accessible aspects of the property, including drainage, roof conditions, and signs of movement or subsidence that might indicate underlying structural concerns. We pay particular attention to properties near watercourses or in lower-lying areas where groundwater issues may be present.

Many properties in Advent rely on private water supplies rather than mains water, and septic tanks or cess pits rather than connection to sewerage systems. These private services require specific assessment during any property survey, as replacement or repair costs can be substantial. Our Level 2 survey includes visual assessment of these elements where accessible, and we flag any obvious concerns that may require further specialist investigation by drainage contractors or water treatment specialists.

• Stone construction with render
• Traditional slate roofing
• Older plumbing and electrics
• Rural drainage systems
• Private water supplies
• Septic tank systems

Properties in Advent predominantly feature traditional construction methods that have been used in North Cornwall for centuries. The local stone rubble walls, often rendered on the front elevation as seen at Trewint farmhouse, represent robust but historic building methods that have served these properties well over many decades. Understanding how these walls perform in the local climate is essential - the render on south-facing elevations may have deteriorated due to exposure to wind and rain, while the underlying stone may show signs of weathering or stone loss in more exposed positions. Our surveyors know to examine pointing condition carefully, as lime mortar pointing that has failed can allow water penetration that leads to internal damp problems.

The slate roofing found on most traditional properties in Advent requires specific expertise to assess properly. We examine the condition of slates, checking for cracked or slipped tiles that may allow water ingress, assess the condition of ridge tiles and hip tiles, and look for signs of previous repairs or temporary patches. Moss growth on north-facing roof slopes is common in this area and can hold moisture against the slates, accelerating deterioration. Our inspectors also assess the condition of lead flashings around chimneys, valleys, and roof windows, as these are common sources of leaks in older properties. At properties near the River Camel flood plain, we also check for any signs of previous water damage or flood resilience measures.

Many properties in Advent include traditional features such as original joinery, inglenook fireplaces, and exposed ceiling beams that add character but also require careful assessment. Our surveyors understand how to evaluate these features for condition and structural integrity without causing damage during the visual inspection. We note any alterations that may have been carried out over the years, including the addition of dormer windows or roof light installations, and assess whether appropriate building regulations approval was obtained. For listed buildings, which are numerous in Advent, we identify any works that may require listed building consent and flag these in our report.

• Stone rubble walls with render
• Traditional slate roofing
• Lime mortar pointing
• Original joinery and features
• Inglenook fireplaces
• Exposed ceiling beams

Your RICS Level 2 survey report provides much more than a simple checklist of property conditions. We present our findings in a clear, easy-to-understand format that uses a traffic light rating system to indicate the condition of different property elements. Red rating indicates areas requiring urgent attention or further investigation, amber highlights items that may need future repair, while green confirms satisfactory condition. This systematic approach helps you prioritise any work required and budget accordingly. Each section of the report covers a specific element of the property, from foundations and substructure through to the roof and rainwater goods.

For properties in Advent, our reports pay particular attention to the condition of traditional construction features. We assess the integrity of stone walls, examining pointing and render for signs of deterioration, and evaluate the condition of slate roofs including any missing or damaged tiles. Our surveyors also check for signs of damp, which can be particularly problematic in older properties with solid walls rather than modern cavity wall construction. Where we identify issues, we provide specific recommendations for remediation and estimated costs where possible. We understand the local context - properties on exposed sections of Bodmin Moor may show different patterns of wear compared to those in more sheltered valley locations.

The financial implications revealed by your survey can be significant. Based on our experience with Advent properties, common issues identified include roof repairs averaging £2,000-£5,000 depending on extent, damp treatment and damp-proofing work potentially costing £1,500-£4,000, and electrical rewiring which can reach £5,000-£8,000 for complete rewire in older properties. Replacement of septic tank systems, often necessary for properties not connected to mains drainage, can cost £3,000-£6,000. Having this information before you complete your purchase allows you to either factor these costs into your budget or negotiate with the seller for assistance. Our report provides the evidence you need to support any purchase price negotiations.

• Condition ratings for all major elements
• Specific repair recommendations
• Cost guidance where applicable
• Legal considerations and warnings
• Priority action categories
• Future maintenance advice

Through our extensive experience surveying properties throughout Advent and the surrounding North Cornwall area, we have identified several recurring defect patterns that buyers should be aware of. Damp penetration is perhaps the most common issue we encounter, particularly in older stone properties where solid walls lack the cavity construction found in modern buildings. Properties in exposed positions on the edge of Bodmin Moor are particularly susceptible to wind-driven rain penetration, and we often find signs of damp on north and west-facing walls where exposure is greatest. Our surveyors use moisture meters and their experience to identify both current damp issues and areas where previous damp treatment has been carried out.

Roof defects represent another significant category of findings in Advent properties. The traditional slate roofs found on most older properties can develop leaks over time, and we frequently identify slipped or broken slates, deteriorating ridge tiles, and failed lead flashings. Moss growth on roof slopes is particularly common given the relatively damp climate of North Cornwall, and while often appearing minor, this can mask more serious underlying deterioration. Our inspectors carefully examine roof spaces where accessible, looking for signs of water staining, rot in timber structures, and inadequate ventilation that might lead to condensation problems.

Outdated electrical installations are frequently encountered in properties that have not been modernised for several decades. Rewiring is often required when purchasing older properties, and our surveyors identify any obvious electrical defects, outdated consumer units, or wiring that does not meet current regulations. Similarly, plumbing systems in older properties often comprise galvanised steel pipes that are prone to corrosion and reduced water pressure. We note the age and condition of visible plumbing and flag any concerns about the adequacy of the system for modern requirements.

• Damp penetration in solid wall construction
• Slate roof defects and deterioration
• Failed lead flashings and pointing
• Outdated electrical installations
• Galvanised plumbing systems
• Septic tank and drainage issues