RICS Level 2 Survey in Grade-Ruan

A RICS Level 2 Home Survey includes a thorough visual inspection of all accessible parts of the property. We examine the walls, roof, floors, windows, doors, and fixed installations like bathrooms and kitchens. The report provides a condition rating for each element, identifies defects that affect value or safety, and includes an insurance reinstatement figure. For properties in Grade-Ruan with traditional features, we provide specific commentary on the condition of historic elements like thatched roofs, stone walls, and traditional windows. We also check any outbuildings, which are common in this rural parish, and note the condition of boundaries and access ways.

RICS Level 2 surveys in Grade-Ruan typically cost between £450 and £800, depending on the property size, age, and complexity. A straightforward modern home in Ruan Minor might cost around £450-£550, while larger properties or those with unusual features like thatched roofs or multiple outbuildings may be at the higher end. For listed buildings or very old properties requiring more detailed inspection, we may recommend the Level 3 survey instead. The cost reflects the time and expertise needed to properly assess traditional Cornish construction, which often requires more detailed examination than modern buildings.

Even new build properties can benefit from a Level 2 survey. While newer construction typically has fewer defects than older properties, our inspection can still identify issues with build quality, snagging items, or problems with fixtures and fittings. With new developments in Ruan Minor providing affordable housing, including the planned 30-home development by Grade Ruan Community Land Trust north of Higher Moor, a survey gives you confidence that your new home has been constructed to an acceptable standard. New builds can have hidden defects that only become apparent over time, and our inspection helps identify these before completion.

If our survey identifies significant defects, your report will explain the issue in detail and advise on the urgency of repairs. You can then discuss options with your solicitor, including requesting the seller address the issues before completion, negotiating a reduced purchase price to cover repair costs, or in some cases, deciding not to proceed with the purchase. Our reports provide the information you need to make an informed decision. We provide cost guidance where possible, though exact repair costs would need specialist contractor quotes. For issues like structural movement or significant damp, we always recommend further investigation by appropriate specialists.

While a Level 2 survey can be carried out on listed buildings, for Grade-Ruan's historic properties, we often recommend the more comprehensive Level 3 Building Survey. This provides a more detailed assessment of the structural condition and offers guidance on repair approaches that respect the property's historic character. Listed buildings often require specialist contractors for repairs, and a Level 3 report provides more detailed cost guidance for this type of work. The parish has numerous Grade I and Grade II listed buildings, including the Church of St Grade and several thatched cottages in Cadgwith, all of which benefit from more detailed assessment given their historic significance and the specialized repair techniques required.

A Level 2 survey typically takes between 1-2 hours for a standard residential property, depending on size and complexity. Larger homes or those with multiple outbuildings may require more time. We will arrange a convenient appointment time, and you do not need to be present during the inspection, though many buyers choose to meet the surveyor on-site to ask questions. For larger properties or those with complex histories, the inspection may take longer, and we will advise you of the expected timeframe when you book.

Properties in Grade-Ruan face several area-specific challenges that our surveys address. The coastal location means salt air can accelerate corrosion of metal elements and deterioration of external finishes. The age of much of the housing stock means traditional construction methods like lime mortar pointing and thatched roofing require specialist knowledge to assess properly. We also check for signs of past mining activity, which can affect ground stability in parts of Cornwall, and note any proximity to coastal erosion risk areas. The parish lies within the Cornwall Area of Outstanding Natural Beauty, so we also note any issues that might affect the property's character or any conservation area requirements.