RICS Level 2 Survey in Gunwalloe

The Lizard Peninsula's geology creates specific challenges for property owners. Gunwalloe sits on the Lizard Ophiolite Complex, with underlying serpentine rock and areas of alluvium in the river valleys. These clay-rich soils can experience shrink-swell movement, particularly during periods of drought followed by heavy rain - something our surveyors specifically assess when inspecting foundations and structural elements. We've encountered properties where ground movement has caused visible cracking in walls, particularly those with shallow foundations typical of older buildings in the area.

Coastal erosion is a genuine concern in this area. Gunwalloe Fishing Cove has been flagged as having an "unsustainable" shoreline position, with properties at direct risk. Our surveyors examine the relationship between properties and the coastline, noting any signs of coastal damage, foundation instability, or erosion-related structural issues that could affect long-term property value and safety. We've surveyed properties near the cove where erosion has already impacted boundary walls and garden areas.

The traditional buildings in Gunwalloe - including the historic farmhouses and cottages that form much of the housing stock - were constructed using local materials like granite, slate, and cob. While these materials are beautiful and historically significant, they require different assessment criteria than modern construction. Our inspectors understand how these traditional materials perform in coastal conditions and can identify issues like penetrating damp, degraded pointing, or stonework erosion that might concern a buyer. We've seen many cases where inappropriate modern render has been applied to traditional stone walls, trapping moisture and causing significant damage.

The National Trust owns significant land in the Gunwalloe area, including the Winnianton Farm site where they've undertaken careful restoration work on traditional stone buildings. This shows the value placed on preserving historic properties here, and it also demonstrates the kind of specialist knowledge needed to properly assess these buildings. Our surveyors bring that same level of care and expertise to every survey we conduct.

Having surveyed dozens of properties across the Lizard Peninsula, we've identified several recurring defect patterns that buyers in Gunwalloe should be aware of. The coastal environment creates specific challenges that aren't found in inland areas. Salt-laden air accelerates the corrosion of external fixtures, damages mortar between stones, and can cause rapid deterioration of certain materials. We've seen roof tiles loosened by coastal winds, gutters corroded by salt spray, and render failing on exposed walls.

Damp is perhaps the most common issue we encounter in traditional Gunwalloe properties. The combination of age, traditional construction methods, and coastal exposure creates ideal conditions for both rising damp and penetrating damp. Properties built with cob or stone are particularly vulnerable, especially when inappropriate modern materials have been applied. We've surveyed cottages where damp has penetrated behind plastic cladding, causing timber decay that wasn't visible from the outside. Our surveyors use moisture meters and visual indicators to assess the extent of any damp problems.

The alluvial soils found along the Gunwalloe Stream and other watercourses can cause foundation movement in susceptible properties. While the underlying serpentine rock provides stable ground in many areas, the clay-rich alluvium in valley bottoms can shrink and swell with moisture changes. Properties with trees nearby are particularly at risk, as tree roots draw moisture from the soil. We've identified several properties where foundation movement has caused cracking to internal walls and external render.

Outdated electrical systems and plumbing are frequently found in older properties across the Lizard Peninsula. Many traditional cottages still have original wiring from the mid-20th century or earlier. We've encountered properties with inadequate earthing, old-style fuse boards, and cable types that no longer meet current regulations. Similarly, lead pipes or old galvanised steel plumbing is common, often with corresponding water pressure issues.

The RICS Level 2 HomeBuyer Report provides a comprehensive assessment of the property's condition without the invasive detail of a full building survey. This makes it ideal for conventional properties in Gunwalloe, including modern houses, traditional cottages, and period farmhouses. The report uses a traffic light rating system to clearly indicate the condition of each area inspected - red for urgent issues requiring attention, amber for defects needing repair, and green for satisfactory condition.

Our inspection covers the main structural elements including walls, roof, floors, ceilings, and foundations. We examine the condition of windows and doors, assess the functionality of heating and hot water systems, and check the condition of kitchen and bathroom fittings. Outside, we inspect the gutters, drains, boundaries, and any outbuildings or garages. We note the general condition of the property's exterior walls, looking for signs of movement, damp, or material deterioration.

Given Gunwalloe's flood risk profile - with coastal inundation risks at Church Cove and alluvium deposits along watercourses - our surveyors pay particular attention to drainage, the condition of any flood barriers or sea walls, and signs of previous water damage. We also note the property's proximity to erosion risk zones and include this information in our report. The Environment Agency identifies parts of the Lizard Peninsula as having potential coastal inundation risk, and we make sure our clients are aware of any relevant concerns.

For the older properties common to this area, we assess the condition of traditional features like slate roofs, granite stonework, and any cob or serpentine stone construction. These materials require specialist knowledge to evaluate correctly, and our team brings that expertise to every survey we conduct in the Gunwalloe area. We understand how traditional buildings were constructed and what maintenance they need to remain sound.