RICS Level 2 Survey Breage

Breage is a village steeped in history, with the Grade I listed Parish Church of St Breaca standing as the area's most prominent heritage landmark. Many properties in the village date back to the pre-1919 era, constructed using traditional methods that differ significantly from modern building standards. These older properties often feature solid stone walls built with lime mortar, slate roofs, and traditional timber frame elements that require specialist knowledge to assess properly. Our surveyors understand these construction methods and can identify issues that may not be apparent to untrained eyes, such as rising damp in solid wall constructions or deterioration of historic roof coverings. We have seen firsthand how properties in Breage's historic centre can have hidden defects that only an experienced local surveyor would recognise.

The local geology in Cornwall presents unique considerations for property buyers. While Breage itself is situated inland, the area has a rich mining history, with tin and copper extraction having taken place in the region for centuries. This historical mining activity can lead to ground stability concerns, and our surveyors are trained to look for signs of subsidence or movement that may be related to historic mine workings. Properties in certain locations may be affected by shrink-swell clay soils, which can cause movement in foundations during periods of dry or wet weather. We always recommend that buyers in this area consider a mining search as part of their conveyancing process, and we will note any visible signs of concern in our survey report.

The proximity of the River Cober and its tributaries means that some properties in Breage may be susceptible to surface water flooding during periods of heavy rainfall. While the village itself is not coastal, low-lying areas near watercourses can experience fluvial flooding. Our surveyors will note any visible signs of water damage or dampness that may indicate past flooding issues, helping you make an informed decision about the property's long-term resilience. We have inspected properties near the river that have shown evidence of previous water ingress, and our detailed reports have helped buyers factor these issues into their purchasing decisions.

• Traditional stone construction
• Historic mining ground stability
• Surface water flood risk
• Older property defects

Properties in Breage reflect the diverse architectural history of Cornwall, with buildings spanning several centuries of construction. The oldest properties in the village are typically constructed from local granite and killas slate, with thick solid walls that can be over 400mm thick in some cases. These traditional walls were built without cavity spaces, which means they rely on their mass and the use of lime mortar to resist weather penetration. Understanding how these walls perform in Cornwall's damp climate is essential for accurate assessment, as improper modern alterations can trap moisture and cause significant damage. Our surveyors have extensive experience examining these traditional wall constructions and can distinguish between historic weathering and more serious structural problems.

Many properties in Breage from the Victorian and Edwardian periods (roughly 1850-1910) feature rendered external walls, often applied directly to the stone substrate. This render can fail over time, particularly where it has been patch-repaired using modern cement-based renders that are incompatible with the underlying lime mortar. When cement render cracks, it can trap water behind the surface, leading to damp problems inside the property. Our survey includes a careful assessment of render condition, looking for signs of cracking, bulging, or detachment that may indicate underlying moisture problems. We have found that properties along the main village streets often have more extensive render systems that require particular attention.

The roofing on Breage properties varies considerably depending on the age and type of construction. Traditional properties typically feature natural slate roofs, often sourced from local Cornish quarries, which can last over 100 years if properly maintained. However, the fixings holding these slates (often nails or pegs) can deteriorate over time, leading to slipped or missing slates. Additionally, the felt underlay beneath slate roofs was not commonly installed until the mid-20th century, meaning older properties may have only sarking boards or no underlay at all. Our surveyor will carefully assess the roof from both inside the loft space and externally, noting any areas where water penetration may be occurring or likely to occur soon.

Based on our experience surveying properties throughout Cornwall, several recurring issues affect homes in the Breage area. Damp is one of the most common problems we encounter, particularly in older properties with solid stone walls that lack modern damp-proof courses. Rising damp can affect ground floor walls, while penetrating damp often manifests in roofs and walls exposed to prevailing winds driving rain inland from the coast. Our surveyors will thoroughly assess damp levels using moisture meters and identify the source of any dampness detected. We have found that properties in low-lying areas near the River Cober are particularly prone to damp issues due to the higher water table and reduced air circulation.

Timber defects are another significant concern in Breage properties. The traditional construction methods used in Cornish buildings often incorporate substantial timber elements, including roof trusses, floor joists, and window frames. Wood rot and woodworm infestation can compromise these structural elements, particularly in properties where maintenance has been neglected or where ventilation has been inadequate. Our survey includes a careful assessment of all accessible timber, looking for signs of decay, insect activity, or structural movement that may indicate underlying problems. We have seen cases where roof timbers have been significantly compromised by woodworm that was not visible from ground level.

Roof conditions frequently require attention in Breage. Many properties feature traditional slate roofs that, while durable, can suffer from slipped or broken slates, deteriorating mortar in ridges and valleys, and aging felt underlays that may no longer provide adequate weatherproofing. Our surveyor will assess the overall roof condition, note any visible defects, and recommend whether a closer inspection by a roofing specialist is advisable. Electrical wiring in older properties is also a common area of concern, as many homes in the village will have original installations that do not meet current safety standards and would benefit from professional electrical testing. We will note any visible electrical concerns in our report, but always recommend a qualified electrician conducts a full electrical inspection before purchase.

• Rising and penetrating damp
• Timber rot and woodworm
• Roof slate and felt deterioration
• Outdated electrical installations