RICS Level 2 Survey in Gerrans

If you're considering purchasing a property in Gerrans, a RICS Level 2 survey is one of the most important steps you can take before committing to your purchase. The Roseland Peninsula property market presents unique challenges that differ significantly from urban areas, and our surveys are specifically tailored to address the issues you'll encounter. We inspect properties with the same thorough approach whether they're traditional Cornish cottages, modernised period homes, or contemporary builds, giving you confidence in whatever type of property you're buying.

The high proportion of older properties in Gerrans means that many homes will have maintenance issues that aren't immediately visible to the untrained eye. Our surveyors regularly identify problems with damp-proof courses, roof conditions, and structural movement that require specialist attention. We also check for signs of timber decay, which is particularly common in coastal properties where salt air can accelerate the deterioration of wooden elements. Understanding these issues before you complete your purchase means you can budget for necessary repairs or negotiate with the seller.

Gerrans and the neighbouring village of Portscatho have extensive conservation areas, with numerous listed buildings throughout the village. Properties in these areas are subject to restrictions on external alterations, extensions, and certain types of maintenance work. Our survey report notes features that may be affected by conservation area status and highlights any visible alterations that might require listed building consent. This is particularly relevant given the high concentration of listed buildings in the village, including the Church of St Gerrans (Grade I), the Church of St Anthony (Grade II*), and many period cottages and farmhouses constructed from local slatestone.

Our RICS Level 2 survey provides a comprehensive visual inspection of all accessible areas of your Gerrans property. We examine the roof structure, walls, floors, ceilings, doors, and windows, as well as the condition of damp-proof courses, insulation, and ventilation. The survey includes assessment of built-in fixtures and fittings, identification of any obvious signs of subsidence, settlement, or structural movement, and evaluation of the property's overall condition relative to its age and type. We check every accessible area systematically, documenting our findings with photographs and clear condition ratings.

Given Gerrans' coastal location and the prevalence of older properties, our inspectors pay particular attention to signs of damp, salt ingress, and roof condition. We check for evidence of timber decay, inspect the condition of slate roofs common to traditional Cornish properties, and assess the effectiveness of existing damp-proofing measures. The coastal environment in this part of Cornwall means that properties are exposed to maritime weather conditions, which can accelerate wear on building materials. Our surveyors know exactly what to look for when assessing properties in this challenging environment.

For properties within the conservation area, we note any alterations that may require listed building consent. We understand that many properties in Gerrans have been modified over the years, and some of these modifications may not have received the necessary approvals. Our report will flag any concerns we find, helping you avoid potential legal issues down the line. We also assess the general condition of traditional features such as slate roofing, stone walls, and period windows, which are characteristic of the area's distinctive architectural heritage.

The survey report includes clear condition ratings for each element - condition rating 1 (no repair needed) through to condition rating 3 (urgent repair or serious defects). We provide practical recommendations for addressing any issues identified, with priority given to defects that could affect the property's weather-tightness or structural integrity, particularly relevant in this exposed coastal setting. Our reports are designed to be clear and easy to understand, with a traffic light system that allows you to quickly identify the most serious issues.

• Roof structure and covering
• Walls, foundations, and substructure
• Damp and timber condition
• Windows, doors, and joinery
• Services and utilities
• Conservation area considerations
• Coastal property specific issues

Gerrans sits on the Roseland Peninsula, an area characterised by traditional Cornish construction methods and significant heritage assets. The village contains numerous listed buildings, including the Church of St Gerrans (Grade I) and the Church of St Anthony (Grade II*), as well as many period cottages and farmhouses constructed from local slatestone with hipped scantle slate roofs. When surveying properties in this area, our inspectors understand the specific challenges of maintaining traditional Cornish buildings, including the importance of adequate ventilation to prevent condensation in older properties with solid walls. We know that traditional buildings require different assessment criteria compared to modern properties.

The coastal location of Gerrans brings additional considerations for property purchasers. While Gerrans Bay itself shows generally low erosion rates, certain areas including Pendower, Porthcurnick, and Portscatho do show some tendency towards erosion. Properties in these locations may require specialist assessment of coastal erosion risk. Our surveyor will note any visible signs of coastal influence or erosion-related issues during the inspection. The report will flag observations that suggest you may wish to seek specialist advice regarding coastal erosion risk, particularly relevant for properties near these areas.

The local geology, dominated by Devonian slates and granite, generally provides stable ground conditions, though coastal exposure can accelerate weathering of building materials. We assess the condition of stone walls, looking for signs of erosion or damage caused by salt-laden air. Traditional properties in Gerrans often feature painted slatestone rubble walls and hipped scantle slate roofs, and our inspectors are experienced in evaluating the condition of these traditional materials. We understand how these materials perform in the local climate and what maintenance is typically required.

Another factor affecting the Gerrans property market is the high proportion of second homes in the area. Research from 2009 indicated that between 20% and 50% of housing in parts of the parish, particularly Portscatho, were second homes. This can impact insurance considerations, mortgage availability, and the long-term maintenance of properties in the area. Our survey report can help you understand how these factors might affect your specific property. We can advise on what to look for in terms of maintenance standards and potential issues that may arise from properties being vacant for periods of time.

Understanding the construction methods used in Gerrans properties is essential for a thorough survey, and our inspectors have detailed knowledge of traditional Cornish building techniques. The majority of older properties in the village are constructed from local slatestone, often referred to as killas, which is a type of Devonian slate found throughout the Roseland Peninsula. This stone is relatively soft when first quarried but hardens over time, making it a durable but maintenance-intensive building material. We assess the condition of stone walls, looking for signs of weathering, mortar erosion, and structural movement that can indicate underlying issues.

The hipped scantle slate roofs found on many traditional properties in Gerrans are characteristic of Cornish architecture but require regular maintenance to remain weather-tight. Our inspectors examine the condition of slate tiles, checking for broken or missing slates, the condition of ridge tiles, and the effectiveness of lead flashings around chimneys and roof windows. We also assess the roof structure from within the loft space, looking for signs of timber decay, roof spread, or previous structural alterations. Given the coastal exposure in this area, salt corrosion on lead flashings and fixings is a common issue we identify.

Many traditional properties in Gerrans have solid walls rather than cavity walls, which affects their thermal performance and vulnerability to damp. We assess the condition of any existing damp-proof courses and recommend improvements where necessary. We also look at ventilation arrangements, as older properties with solid walls can be prone to condensation issues, particularly during the winter months. Our recommendations will help you understand what maintenance is required to keep the property in good condition.

The beautiful coastal location of Gerrans comes with specific considerations that every buyer should understand before purchasing a property in this area. Coastal erosion is a real concern in parts of the Roseland Peninsula, particularly around Pendower, Porthcurnick, and Portscatho where erosion rates are higher than in Gerrans Bay itself. While our RICS Level 2 survey is not a specialist coastal erosion assessment, we will note any visible signs of coastal influence and advise if you should seek specialist advice. Properties in these areas may also face higher insurance premiums due to their coastal exposure.

Salt ingress is another issue that affects properties in coastal areas, and our inspectors are experienced in identifying the signs. Salt can penetrate building materials, causing deterioration of mortar, corrosion of fixings, and aesthetic staining of external walls. We check for signs of salt damage particularly on north-facing walls and in areas that are exposed to prevailing winds from the sea. Our report will document any salt damage found and recommend appropriate remediation measures.

The marine environment also affects the condition of external joinery, including windows and doors, which may suffer from paint degradation and timber decay more quickly than in inland locations. We inspect all windows and doors, assessing their condition, operation, and the effectiveness of seals and weather-stripping. For listed buildings, we understand that there may be restrictions on replacing traditional windows with modern alternatives, and we can advise on appropriate repair and maintenance approaches that comply with listing regulations.