RICS Level 2 Home Survey in Lanhydrock

Our RICS Level 2 survey provides a thorough inspection of the property's accessible areas, examining the condition of the walls, roof, floors, windows, doors, and integral fixtures. We assess the main structural elements of the home, including the foundations, load-bearing walls, and roof structure, giving you a clear picture of the property's overall condition. The survey uses a traffic light rating system - red for urgent issues requiring immediate attention, amber for defects that should be addressed soon, and green for satisfactory conditions. This straightforward approach helps you understand exactly what you are buying and what investment may be needed.

Given the local geology in Cornwall, our surveyors pay particular attention to potential ground movement issues. Cornwall's clay-rich soils can cause shrink-swell movement, particularly in properties with older drainage systems or those built on fill ground. Our inspectors are experienced in identifying signs of subsidence, settlement, or movement that might not be immediately visible to the untrained eye. We also examine the unique construction methods used in traditional Cornish properties, including granite stonework, cob walls, and slate roofing, ensuring you understand how these materials perform over time.

The Lanhydrock area features numerous listed buildings and properties within conservation areas, which can bring additional considerations for buyers. Our surveyors understand the implications of listed building status, including restrictions on alterations and the importance of maintaining traditional features. We will note any features that may require specialist conservation approvals and highlight any alterations that appear to have been carried out without the necessary permissions. This is particularly relevant in Lanhydrock, where the proximity to the Grade I listed Lanhydrock House and its Registered Park and Garden means many properties fall within sensitive heritage boundaries.

Our inspection covers all key building elements systematically. We examine the external fabric including walls, roofing, and pointing, as well as internal elements such as floors, ceilings, and joinery. We assess the condition of damp-proof courses, ventilation provisions, and look for evidence of wood-boring insects or fungal decay in timber elements. Our surveyors also carry out a basic assessment of services, noting the condition of plumbing pipework, electrical fixtures, and heating systems without carrying out invasive testing.

• Structural walls and foundations
• Roof structure and covering
• Windows and doors
• Damp and timber condition
• Plumbing and electrical basics
• Energy efficiency observations

Properties in Lanhydrock reflect the rich building heritage of Cornwall, with many homes constructed using traditional local materials. Granite is the primary building stone in the area, known for its exceptional durability and strength - as demonstrated by Lanhydrock House itself, which is built from grey granite and has stood for centuries. Many period properties in the village feature granite foundations and lower floors, with render or cob construction above. Slate roofing is prevalent across the area, with Cornish slate being a traditional and highly durable roofing material that has protected homes for generations. Our surveyors understand these traditional construction methods and know what to look for in terms of deterioration and repair needs.

The local geology presents specific considerations for property buyers. Cornwall's complex geology includes areas with clay-rich soils that can lead to ground movement, particularly during periods of dry weather followed by heavy rainfall. Our surveyors are trained to identify signs of potential shrink-swell movement, which can affect foundations and structural walls. We examine drainage systems, look for evidence of past movement, and assess the overall stability of the property's foundations. In some areas of Lanhydrock, bedrock lies close to the surface, while in other locations it can be several metres deep - each scenario requiring different considerations. The sub-ground soils in this part of Cornwall typically contain between 10% and 25% clay, indicating a moderate to high shrink-swell risk that our surveyors take seriously.

Flood risk is an important factor in the Lanhydrock area, particularly given the proximity to the River Fowey. While Lanhydrock itself is inland, the village sits in a valley location that can experience rapid onset flooding during periods of heavy rainfall. The River Fowey flows close to Lanhydrock House, and properties in lower-lying parts of the village may be susceptible to flooding during extreme weather events. Our surveyors will assess the property's flood risk based on its specific location, elevation, and any existing flood mitigation measures. We will advise on any concerns and recommend further investigation if necessary, ensuring you have a complete picture before proceeding with your purchase.

The age of properties in the Lanhydrock area varies considerably, from historic cottages dating back several centuries to modern developments. Many traditional properties were constructed before modern building regulations came into effect, which means they may not meet current standards for insulation, damp-proofing, or structural stability. Our surveyors are experienced in assessing older properties and can identify where original features have been altered, where modern additions have been made, and whether any unapproved modifications have been carried out. This is particularly important in a conservation area where alterations may require listed building consent.

Our experience inspecting properties in the Lanhydrock area has given us insight into the types of defects that commonly affect homes here. One of the most frequent issues we encounter is deterioration of traditional lime mortar pointing in period properties. Unlike modern cement-based mortars, traditional lime mortar allows the structure to breathe, but it requires maintenance and re-pointing over time. We often find that previous owners have used inappropriate cement-based mortars for repairs, which can trap moisture and cause stonework to deteriorate more quickly.

Another common issue in traditional Cornish properties is the condition of slate roofing. While Cornish slate is extremely durable, age and exposure to Cornwall's weather can lead to slate deterioration, cracked tiles, and failed leadwork around chimneys and valleys. Our surveyors carefully examine roof slopes from ground level and from any accessible loft space, looking for signs of slippage, missing slates, or evidence of past repairs. We also check for adequate ventilation in roof spaces, as poor ventilation can lead to condensation and timber decay.

Damp is a frequent concern in properties across Cornwall, and Lanhydrock is no exception. The coastal climate means properties can be exposed to wind-driven rain, and older properties may have original solid floors without damp-proof membranes. We use visual assessment and moisture meters to identify areas of damp penetration, rising damp, or condensation. Where we find significant damp issues, we recommend further investigation by a qualified damp specialist before you commit to your purchase.

Properties built on the steeper slopes around Lanhydrock may have retaining walls or stepped foundations that require careful assessment. Our surveyors examine these structural elements for signs of movement, bulging, or water damage. We also check that drainage systems are functioning correctly, as poor drainage can lead to ground saturation and increased pressure on retaining structures. Given the clay soils in this area, proper functioning drains are essential for maintaining foundation stability.