RICS Level 2 Survey in Illogan

Our RICS Level 2 survey provides a thorough visual inspection of all accessible areas of the property. The surveyor will examine the roof structure, walls, floors, windows, doors, and the condition of the property's foundations. In Illogan, where we frequently encounter traditional Cornish stone-built properties alongside more modern constructions, our inspectors pay particular attention to the unique construction methods used in this region. The report will clearly indicate the condition of each element, using traffic light ratings to show where issues range from cosmetic concerns to serious defects requiring immediate attention.

The survey includes a thorough assessment of damp levels throughout the property, which is particularly important in Cornwall's climate where moisture can penetrate older buildings over time. Our inspectors use professional moisture meters to detect damp that might not be visible to the untrained eye. We also examine the condition of any timber elements, checking for signs of rot or insect infestation that could compromise the structural integrity of the property. In properties with solid walls, which are common in older Illogan homes, we assess the insulation quality and advise on potential improvements that could reduce your energy costs.

Our Level 2 survey also covers the condition of the property's services, including the electrical system, plumbing, and heating. We will note any visible defects or areas that do not meet current regulations, and we will highlight any work that will require attention from qualified tradespeople. The report includes clear photographs of the issues found, making it easy for you to understand exactly what needs to be repaired or replaced. This level of detail is invaluable when negotiating the purchase price or requesting that the seller address specific issues before completion.

Properties in Illogan often feature traditional construction methods that differ from modern building practices. Many homes in this area were built using solid wall construction rather than the cavity walls common in newer properties, which affects both thermal efficiency and moisture management. Our surveyors understand these traditional building techniques and know what to look for when assessing a property's condition. We check the condition of original features such as stone lintels, traditional roof timbers, and period joinery, providing you with a complete picture of the property's overall condition.

• Roof and loft structure
• Walls, floors, and ceilings
• Windows and doors
• Damp and moisture detection
• Timber condition and rot
• Electrical and heating systems
• Plumbing and drainage
• Boundary walls and outbuildings

Your RICS Level 2 report is designed to be clear and easy to understand, even if you have no prior experience with property surveys. Each section of the property is given a rating: green for condition is satisfactory, amber for minor defects that require attention, and red for serious issues that need immediate repair. The report will also include an Energy Performance Certificate (EPC) rating and recommendations for improving the property's energy efficiency, which can help you understand ongoing costs for heating and lighting your new home.

For properties in Illogan that have been subject to the Cornish climate for many years, our reports frequently identify issues related to weathering and age. This can include deteriorating roof coverings, worn pointing to external walls, and the gradual breakdown of damp proof courses. Our surveyors will provide specific recommendations for addressing these issues, including estimated timescales for when repairs may be needed and guidance on priority. This allows you to plan financially for any work that may be required both now and in the coming years, ensuring you are not caught out by unexpected repair bills after moving in.

The report also includes a market valuation, which is based on the current condition of the property and recent comparable sales in the Illogan area. This valuation can be useful for mortgage purposes and for understanding how the property's condition affects its worth. If significant defects are found, the valuation will reflect the cost of repairs needed, giving you solid grounds to renegotiate the purchase price with the seller. Many of our clients in Illogan have successfully used their survey reports to secure reductions that far exceeded the cost of the survey itself.

The traffic light rating system in our reports gives you immediate clarity about each element of the property. A green rating means the element is in satisfactory condition for its age and type. An amber rating indicates minor defects that should be addressed but are not urgent. A red rating highlights serious issues that require immediate attention, and these will be explained in detail with recommendations for further investigation or repair. This straightforward approach helps you prioritise any work needed and budget accordingly.

Based on our experience surveying properties throughout the Illogan area, we have identified several issues that frequently appear in our reports. The age of much of the local housing stock means that deteriorating roof coverings are one of the most common findings. Tiles or slates can become cracked or dislodged over time, leading to water penetration that may not be immediately visible from inside the property. Our surveyors carefully inspect all accessible roof areas, including valleys and junctions where leaks are most likely to occur.

Damp problems represent another significant issue in Illogan properties, particularly in older buildings with solid walls. The combination of Cornwall's rainfall and older construction methods can lead to penetrating damp and rising damp if damp proof courses have failed or were never installed. We use professional moisture meters to identify the extent of any damp problems and determine their likely cause. This is essential information for any buyer, as damp can affect both the health of occupants and the structural integrity of the building if left untreated.

Electrical safety is a common concern in older Illogan properties, many of which still have original wiring that may not meet current regulations. Our surveyors will identify any visible electrical issues and recommend that a qualified electrician carries out a more detailed inspection before completion. Similarly, heating systems in older properties may be inefficient or nearing the end of their useful life, and our reports highlight these concerns so you can budget for potential replacements or upgrades after moving in.

Windows and doors in traditional Cornish properties often show signs of age and wear. Single glazed windows, rotting timber frames, and poorly fitting doors are frequently encountered in our Illogan surveys. While these issues may seem minor, they can significantly affect both the comfort and energy efficiency of a property. Our reports provide specific recommendations for addressing these problems, whether through repair, renovation, or replacement.