RICS Level 2 Survey in Egloskerry

Egloskerry's housing stock includes a significant number of older properties that date back decades, if not centuries. The village is home to several listed buildings, including the historic St Keria Church, which dates back to the 15th century, and properties around Penheale Manor, which has roots stretching back to the Domesday Book with current architecture mainly from the 17th and 20th centuries. While these historic homes are full of character, they often come with hidden issues that only an experienced surveyor can identify. From outdated electrical systems to aging roof structures and damp problems, the charm of an older Cornwall property can mask underlying defects that might cost thousands to put right.

Our chartered surveyors understand the specific challenges that come with properties in rural Cornwall. Many homes in the Egloskerry area were built using traditional construction methods, with stone walls and slate roofs that require particular knowledge to assess properly. We have surveyed properties throughout the Launceston postcode area and know how to spot the signs of subsidence, damp penetration, and structural movement that are particularly relevant to properties in this part of the county. Properties in areas like Trebeath and Badharlick, which feature several Grade II listed cottages and farmhouses, require particular attention to their historic construction methods.

The local geology around Egloskerry, which sits on an affluent of the River Tamar and is bounded to the north by the River Ottery, means that some properties may be affected by ground conditions. Clay soils, which are present in parts of Cornwall, can cause subsidence issues, especially in older properties with shallower foundations. The presence of numerous trees and hedgerows throughout the countryside can exacerbate this issue as roots draw moisture from the soil, causing it to shrink during dry periods. Our inspectors take all these local factors into account when assessing your potential new home.

The area has a higher level of home ownership than the national average, and many properties have been individually improved over the years with various extensions and renovations. While this can add value, it also means that the quality of workmanship can vary considerably, and our surveyors are trained to identify where DIY improvements may not meet current building regulations or may have introduced new defects.

• Identify hidden defects before purchase
• Assess roof, walls, and structural integrity
• Evaluate damp and moisture problems
• Check electrical and plumbing systems
• Report on urgent repairs needed
• Provide property valuation

Based on our experience surveying properties throughout Cornwall, we find several recurring issues in Egloskerry homes. Damp problems are perhaps the most common, particularly in older properties that were built before modern damp-proofing techniques were developed. Rising damp, condensation, and penetrating damp can all affect traditional stone-walled cottages, especially during the wet Cornish winters. Our surveyors know exactly what to look for and can assess whether existing damp-proof courses are functioning properly or whether remedial work may be needed.

Roof conditions are another major concern in the area. Many properties in and around Egloskerry feature slate roofs, which are traditional to Cornwall but can deteriorate over time. Missing tiles, cracked slate, and deteriorating flashings around chimneys are all common findings. Some older properties may also have roofs that were originally tiled with clay but have been subsequently covered with heavier concrete tiles, which can cause structural problems through roof spread. We have seen several properties in the area where this has caused significant damage to supporting timbers.

Electrical systems in older properties often fail to meet current safety standards. Original wiring that has not been updated can pose a fire risk, and consumer units may be outdated. Properties built before the 1970s may still have aluminium wiring or old fuse boxes that need professional inspection. Similarly, plumbing systems in older homes may use galvanised pipes that are prone to corrosion and reduced water pressure. Our survey includes a visual inspection of these services, flagging any concerns that should be investigated by a qualified electrician or plumber before you complete your purchase.

Structural movement and subsidence can affect properties built on clay soils, particularly those with trees nearby. The roots of trees and hedgerows, which are common in the Cornwall countryside, can draw moisture from the soil and cause it to shrink, leading to subsidence. This is particularly relevant for properties in the PL15 8RY postcode area, which has seen significant price growth since 2013. Our inspectors examine walls for cracks and signs of movement, assessing whether they are cosmetic or indicate a more serious structural problem that requires further investigation by a structural engineer.

Drainage issues are also frequently identified in our surveys of Egloskerry properties. Many older homes have drainage systems that were installed decades ago and may be suffering from root intrusion, cracked pipes, or inadequate falls. We check gullies, inspection chambers, and the general direction of surface water run-off to identify potential problems that could lead to dampness or flooding in the future.

Your RICS Level 2 report will provide you with a clear, jargon-free assessment of the property's condition. We use a traffic light rating system to highlight issues: red for urgent defects that require immediate attention, amber for issues that should be addressed soon, and green for items that are in satisfactory condition. This makes it easy to prioritise repairs and budget accordingly. Each section of the property is assessed separately, from the roof and walls to the windows, doors, and internal fixtures.

The report also includes a market valuation figure and a rebuild cost assessment. The rebuild cost is calculated in line with Building Cost Information Service (BCIS) data and is essential for ensuring you have adequate insurance cover. For a property in Egloskerry, where property values have been stable with a 4% increase over the past year, having an accurate valuation helps ensure you are paying the right price. The rebuild cost figure is particularly important for older properties where rebuilding costs may be higher due to traditional construction methods or listed status.

One of the most valuable aspects of the survey is the advice section, where our surveyor provides recommendations for further investigations if needed. This might include contacting a specialist to inspect the electrical installation, arranging for a drainage camera survey, or consulting a structural engineer about any movement observed in the walls. These recommendations give you a complete picture of what you are buying and help you plan for any future expenditure. If we recommend further investigations, this does not necessarily mean the property is unsuitable, but rather that you need additional expert advice to make a fully informed decision.

The report also includes a section on legal considerations, flagging any issues that your conveyancing solicitor should be aware of. This might include discrepancies between the property boundaries and the title deeds, or any planning consents that may need to be verified. We work closely with local solicitors and can provide additional context about the property if needed.