RICS Level 2 Survey in Cornworthy

Cornworthy is a village steeped in history, with properties ranging from medieval structures to modern developments. The Conservation Area, established in October 1985 and updated in June 2002, encompasses much of the village centre, where you'll find properties dating back to the 14th century, including the Grade I listed Priory Gatehouse which forms part of a Scheduled Ancient Monument dating from around 1400. The main body of the village occupies the east of two opposing valleys, creating varied topography that can affect drainage and the condition of older buildings. Understanding these historical and geographical factors is essential when assessing any property in the area.

Given the age of much of the housing stock, issues such as damp penetration, roof condition, and outdated electrical systems are commonly found during surveys. Our Level 2 surveys provide a thorough assessment of these older properties, identifying defects that might not be visible during a standard viewing. With 18 listed buildings located within the village itself and 13 of these falling within the Conservation Area, understanding the condition of historic properties before purchase is particularly important. Many properties along the village centre date from the late 17th century, such as Dymonds and Newlands, while others were constructed in the early to mid-19th century like Maynards.

The local geology and traditional construction materials create specific considerations for our surveyors. Thin-bedded stone walls dominate the area, with many houses and cottages colour-washed either directly onto the stone to preserve its rustic appearance or over a render coat. Brick is rarely used as a primary walling material, appearing mainly as window, door, or corner dressing in a handful of historic buildings. Our surveyors are familiar with these construction methods and can accurately assess their condition, checking for signs of weathering, movement, or moisture ingress that can affect traditional Devon stone construction.

The area's mining history also warrants attention during surveys. While Cornworthy is not a coal mining area, it is classified as a non-coal mining area, which means there may be potential for other historical mining activities beneath the surface. Our surveyors will note any signs that might indicate ground instability or historical subsurface works, particularly relevant for properties built on or near old mine workings.

• Traditional stone construction
• Historic listed buildings
• Conservation Area restrictions
• Age-related property defects
• Non-coal mining considerations

The RICS Level 2 Home Survey provides a comprehensive assessment of a property's condition, focusing on the main structural elements and any obvious defects. Our inspectors examine the walls, roof, floors, doors, windows, and key services like plumbing and electrical installations. The report uses a simple traffic light system to highlight areas of concern, making it easy to understand which issues require immediate attention versus those worth monitoring. Each section of the report includes clear condition ratings that help you prioritise any remedial work needed.

For Cornworthy properties, our surveyors pay particular attention to the condition of stone walls, which can be susceptible to weathering and moisture problems in the local climate. We check for signs of differential movement that can occur in older properties with traditional construction, particularly where stone walls meet modern extensions or where ground conditions vary. We also assess the condition of render and colour-wash finishes, which are common in the area but can mask underlying damp issues if not properly maintained.

We also check for signs of past renovation work, as many older properties in the area have been updated over the years using various materials and techniques that may not always meet current standards. This is particularly relevant in Cornworthy, where properties may have been renovated by previous owners with varying levels of expertise. Our surveyors identify where inappropriate materials or techniques have been used, such as non-breathing insulation in stone walls or modern cement-based renders that can trap moisture and cause damp problems.

The survey includes an assessment of the property's value in the current market context. With the local market showing significant price adjustments, with a 41% decrease in average prices compared to the previous year and prices now 58% down from the 2023 peak of £800,000, our surveyors provide valuable insight into whether the asking price reflects the property's true condition and market position. This market value commentary helps you make an informed decision about proceeding with the purchase and can provide useful leverage in price negotiations.

• Structural condition assessment
• Damp and timber inspection
• Roof and drainage evaluation
• Electrical and plumbing overview
• Market value commentary
• Condition Rating system