RICS Level 2 Survey in Helland

The Helland property market offers a diverse range of properties, from historic stone buildings dating back to the 15th and 17th centuries to modern new builds by developers like bunnyhomes. The area's popularity as a peaceful Cornish village location means prices can be substantial, with detached properties in Lower Helland averaging over £404,000. A RICS Level 2 survey provides you with a professional assessment of the property's condition, identifying any defects that might not be visible during a casual viewing.

Helland's unique geography along the River Camel means some properties may be in areas with potential flood risk, particularly those near Helland Bridge. Our surveyors pay particular attention to such environmental factors, checking for signs of previous water damage, dampness, and the condition of drainage systems. The older properties in the area, including the 19 listed buildings in the parish, often have traditional construction methods that require specialist knowledge to assess properly.

Many properties in Helland are constructed from traditional Cornish stone, which can present specific challenges including moisture penetration, stone deterioration, and the condition of lime mortar pointing. Our chartered surveyors understand these local construction characteristics and will provide you with detailed guidance on any remedial work that may be needed. We have inspected numerous stone-built properties in the Helland area and understand how traditional lime mortar pointing differs from modern cement renders, and what to look for when assessing the condition of historic stonework.

The recent market data shows that prices in Helland are currently 21% down from their 2017 peak of £522,500, presenting opportunities for buyers. However, even with potentially lower prices, securing a thorough survey remains essential to ensure you are not facing unexpected repair costs that could quickly outweigh any savings made on the purchase price. Our Level 2 surveys protect properties up to £500,000 and provide the you need when making such a significant financial commitment.

• Protection for properties up to £500,000
• Identification of structural issues
• Recognition of local construction methods
• Flood risk assessment for riverside properties

Properties in Helland reflect the traditional building methods of north Cornwall, with the predominant construction material being local stone. The historic buildings in the area, including the Grade II listed Helland Bridge dating from the 15th century and the Grade II* listed Lancarffe house from the 17th century, showcase the craftsmanship of traditional Cornish stonework. When inspecting these older properties, our surveyors look specifically for signs of stone deterioration, which can include spalling (surface flaking), cracking, and mortar joint erosion.

Traditional lime mortar was historically used in the construction of most stone buildings in this area, and this remains the preferred repair material for maintaining the breathability of historic walls. However, over the years, some properties may have been repointed with modern cement-based mortars, which can trap moisture and cause problems. Our surveyors will identify where cement pointing has been used inappropriately and recommend that a qualified stonemason assesses the pointing condition.

The newer properties in Helland, particularly the Georgian-inspired homes built by bunnyhomes in Lower Helland, represent modern construction techniques with contemporary features. These include underfloor heating systems, sophisticated electrical installations with CAT6 cabling, and high-specification kitchens with SMEG appliances. While these newer properties generally require less remedial attention, our Level 2 survey will still identify any snagging issues or defects that may not be apparent to the untrained eye.

Many properties in the Helland area also feature traditional slate roofs, which are common throughout Cornwall. Our surveyors will inspect the condition of these roofs, checking for slipped slates, damaged ridges, and the condition of any lead flashings. We also pay attention to chimneys, which are a common feature on older Cornish properties and can require significant maintenance.

When inspecting properties in the Helland area, our surveyors frequently encounter several common defect patterns that buyers should be aware of. Dampness is one of the most prevalent issues, particularly in older stone-built properties where moisture can penetrate through degraded pointing or damaged renders. We use thermal imaging and moisture meters to identify areas of damp penetration that may not be visible to the naked eye.

The rural nature of many properties in Helland means that private drainage systems are common, and these are frequently a source of problems. Septic tanks and treatment plants require regular maintenance, and our surveyors will inspect the condition of drainage infrastructure where accessible. We will advise if the system appears to be in poor condition or if there are concerns about its compliance with current regulations.

In properties near the River Camel, flood risk is a consideration that our surveyors take seriously. We inspect for signs of previous flooding, including water staining, mud deposits, and damaged plasterwork that may indicate past flood events. We also assess the property's vulnerability to future flooding and recommend where appropriate that buyers obtain a specific flood risk assessment.

Roof-related defects are also commonly identified in our Helland surveys. These can include slipped or broken slate tiles, deteriorated ridge tiles, damaged lead flashing, and problems with flat roof sections on extensions or conservatories. Our surveyors will photograph any defects found and provide detailed recommendations for repair.

The Helland area has seen new development activity, with bunnyhomes constructing Georgian-inspired properties in Lower Helland featuring high-spec kitchens with SMEG appliances, underfloor heating, and modern CAT6 cabling. These new builds represent a significant investment, with prices reflecting their quality and location. Even on new properties, a Level 2 survey can identify any snagging issues or construction defects that may not be apparent to the untrained eye.

Our team has inspected several of the bunnyhomes properties in Lower Helland, including The Old Parsonage, Ivy House, Rose Cottage, Poppy Cottage, and Hedgerow House. Each of these properties features high-specification finishes including cooking islands, utility rooms, ensuites, and off-road parking. While these homes are built to modern standards, our survey still adds value by identifying any minor defects that the developer should address before completion.

Additionally, The Walled Garden development offers a unique opportunity for those seeking holiday homes or investment properties, with nine eco-friendly stone-built cottages now having planning permission. These properties are designated as holiday homes with 365 days per year permitted occupancy as second homes. Whether you are purchasing a new build or a historic property, a RICS Level 2 survey provides the assurance you need for such an important financial commitment.

One new home listed for sale in Helland by Savills features vaulted ceilings, full-height glazing, a contemporary kitchen with Silestone worktops and premium appliances, and underfloor heating powered by an air source heat pump. These modern features require specific technical knowledge to assess properly, and our surveyors have the expertise to evaluate the condition of heat pumps, underfloor heating systems, and other renewable technology installations.