RICS Level 2 Survey in Camborne

Our RICS Level 2 survey provides a thorough inspection of all accessible areas of the property, examining the condition of walls, floors, ceilings, roofs, and foundations. In Camborne, where many properties date from the Victorian and Edwardian periods, our surveyors pay particular attention to the common defects found in older construction, including deteriorating masonry, worn roofing materials, and signs of damp penetration that often affect traditional Cornish buildings. We examine the structural integrity of the property, looking for cracks, settlement issues, and any movement that might indicate subsidence, which is a particular concern in this mining area.

The survey includes a detailed assessment of all key building systems, from the roof down to the foundations. Our inspectors check the condition of roof coverings, flashings, chimneys, and gutters, as well as the condition of walls, windows, and doors. We inspect the property's damp proofing, insulation, and ventilation, all of which are crucial in Cornwall's damp climate. For properties in Camborne's older terraced streets or around Roskear and Tuckingmill, we specifically look for signs of historic mining activity that might affect structural stability, including any evidence of past mine workings or ground instability.

Camborne's geology presents unique challenges that our surveyors understand intimately. The area sits on granite bedrock with underlying killas (slaty mudstones), and the historic mining activity has left a legacy of potential subsidence risks. Properties in the Camborne-Redruth area may be built on or near old mine workings, and our surveyors know exactly what signs to look for. We also assess the risk from radon gas, which is prevalent in this granite-rich area, and flag properties that may require radon testing or mitigation measures.

Our inspection extends to the property's services and safety systems. We visually assess the condition of visible electrical wiring, plumbing connections, and drainage. While we cannot test hidden systems, we note any obvious defects, outdated installations, or work that appears non-compliant with current regulations. For properties with oil-fired heating or solid fuel burners, common in older Camborne homes, we check the condition of flues and hearth areas. We also examine outbuildings, garages, and boundaries, as these can reveal issues that affect the overall value or require future investment.

• Structural walls and foundations
• Roof covering and structure
• Damp proofing and moisture levels
• Windows, doors, and joinery
• Plumbing and electrical visible work
• Fire safety and escape routes
• Extensions and alterations
• Garage and outbuildings

Properties in Camborne face several area-specific issues that our RICS Level 2 survey specifically addresses. Mundic block is a significant concern throughout the Camborne-Redruth area. This concrete building material, made using mining waste aggregates, was commonly used between 1900 and 1960. While initially seen as an innovative use of industrial by-products, mundic block can deteriorate over time as sulphide minerals react with moisture, leading to crumbling, cracking, and structural weakness. Our surveyors are trained to identify the signs of mundic block deterioration and can advise on whether a specialist structural engineer's inspection is needed.

Radon gas is another critical environmental factor in Camborne. The high concentration of granite in the area means radon can seep into properties through foundations and floor slabs. Public Health England estimates that up to 30% of properties in the Camborne-Redruth district may exceed safe radon levels. Our surveyors will note if the property is in a high-risk radon area and recommend appropriate testing. This is particularly important for newer builds at developments like Tregenna Lea, where modern construction methods may have addressed radon concerns differently than older properties.

The historic mining activity beneath Camborne also creates potential for subsidence and ground stability issues. Old mine shafts, some dating back centuries, can collapse or shift, affecting properties built above or near them. Our surveyors examine properties for signs of movement, cracking, or uneven floors that might indicate ground instability. In areas like Roskear and Tuckingmill, where mining history is particularly dense, this assessment is especially valuable for any property purchase.

Damp and condensation problems are particularly prevalent in Camborne's older housing stock. Properties built with solid walls, traditional granite pointing, or cob construction often lack effective damp proof courses. The combination of Cornwall's damp climate and inadequate ventilation creates ideal conditions for damp and mold growth. Our surveyors use thermal imaging where appropriate and visual assessment to identify areas of concern, checking for tidal damp around windows, rising damp at ground floor levels, and condensation issues in bathrooms and kitchens.

Camborne is seeing ongoing development activity, with several newbuild sites offering modern homes. The Tregenna Lea development by Robertson Developments offers 2-bedroom bungalows to 4-bedroom detached houses, with properties like The Kensey (3-bedroom detached) priced around £380,000-£440,000 and The Helford bungalow around £440,000. Valley Park View by Form Homes in Tuckingmill provides 3-bedroom detached homes from £345,000-£375,000 and semi-detached properties from £295,000-£310,000. Even new build properties benefit from a RICS Level 2 survey, as our inspectors can identify defects in construction quality, snagging issues, and any concerns with building regulations compliance.

For properties in Camborne's conservation area or listed buildings, a different approach may be needed. The town centre conservation area encompasses terraced industrial workers' housing, and properties here may have specific restrictions or requirements. Our surveyors will note if the property falls within the conservation area and advise whether a more detailed RICS Level 3 Building Survey might be appropriate, particularly for listed buildings where specialist historic building knowledge is valuable. While newer developments like those on Victoria Street may not face the same heritage considerations, they still benefit from our thorough inspection to ensure construction quality meets expectations.

Properties in Camborne built before 1900 often require different consideration. Many of these older buildings were constructed using traditional methods including cob walls, killas stone, or granite rubble masonry. These materials can perform well but require understanding of their maintenance needs. Our RICS Level 2 survey is suitable for these properties if they are in reasonable condition, though we will recommend a RICS Level 3 Building Survey if we identify significant structural concerns or non-standard construction that warrants more detailed investigation.