RICS Level 2 Survey in Lezant

Our RICS Level 2 survey, also known as the HomeSurvey Standard, provides a comprehensive assessment of the property condition at the time of inspection. The survey is specifically designed for properties in conventional condition, which includes most residential homes in the Lezant area. During the inspection, our surveyor examines all accessible parts of the building including the roof, walls, windows, doors, plumbing, and electrical systems. We look for signs of damp, structural movement, decay, and other defects that might not be visible to the untrained eye.

For properties in Lezant, where many homes are of traditional Cornish construction, our inspectors pay particular attention to the specific building methods used in the region. Many properties here feature solid wall construction or traditional cob and stone that requires specialist knowledge to assess properly. The survey includes a detailed condition rating system, with ratings from 1 (no repair needed) to 3 (urgent repair or replacement required). This clear rating system helps you understand exactly which issues need immediate attention and which are minor matters for future consideration.

We also assess the general condition of boundaries, grounds, and any outbuildings included in the property. In Lezant, many properties come with generous gardens or agricultural land, and our surveyors note the condition of fences, walls, and access points. The report includes practical guidance on maintenance matters that will help you protect your investment once you move in, along with information about any legal issues that our research has uncovered through local authority searches.

Properties in Lezant and the surrounding north Cornwall area showcase a fascinating variety of traditional construction methods that have evolved over centuries. The majority of older homes in this region were built using local stone, often granite or slate depending on the specific location within the parish. These traditional materials are beautiful but require experienced assessment to determine their current condition and any maintenance requirements. Our surveyors understand how these materials behave in the Cornish climate, where exposure to salt air and persistent rainfall can accelerate wear on external wall surfaces.

Many farmhouses and cottages in the Lezant area feature thick solid walls, typically ranging from 400mm to 600mm in thickness, which were designed to provide thermal mass and structural strength. Unlike modern cavity wall construction, solid walls do not have the same insulation properties, and our inspectors assess whether any internal or external insulation has been added. We also examine the condition of any original features such as exposed beam ceilings, flagstone floors, and original fireplaces that add character but may require ongoing maintenance.

Roofing materials in Lezant vary considerably across the area, with older properties often featuring traditional slate or thatch. We have particular expertise in assessing these traditional roof coverings, identifying signs of wear, slipped tiles, or deterioration in thatch that could lead to water ingress. Our survey reports clearly document the type of roof construction, its approximate age based on visible characteristics, and any immediate repairs that may be required to prevent damage to the internal structure.

Our inspectors regularly identify several recurring issues when surveying properties in the Lezant area. Damp penetration is one of the most common problems, particularly in older properties with solid walls that were not designed to meet modern standards of moisture resistance. The prevailing south-westerly winds in Cornwall bring frequent rain, and properties that lack adequate damp proof courses or have been subject to bridging through raised ground levels often show signs of damp in ground floor walls. Our surveyors use professional moisture meters to assess the extent of any damp issues and determine whether they are likely to be solvable through simple maintenance or require more extensive remediation.

Another frequent finding in Lezant properties relates to the condition of timber-framed windows and external joinery. Traditional wooden windows in older Cornish homes often show signs of rot, particularly in the bottom sections where water collects and evaporates slowly. We inspect all accessible window frames, doors, and external woodwork to identify areas of decay that may not be immediately apparent to a buyer. Our reports include photographs showing the exact condition of these elements along with recommendations for repair or replacement.

Structural movement is also a consideration in some properties, particularly those built on the clay soils that are common in parts of north Cornwall. We examine walls for signs of cracking, settlement, or movement that may indicate foundation issues. In most cases, minor cracking in older properties is simply the result of natural thermal movement over many years, but our surveyors are trained to distinguish between this and more serious structural concerns that would require further investigation by a structural engineer.

When you book a Level 2 survey with Homemove in Lezant, we arrange for one of our experienced chartered surveyors to visit the property at a time that suits you. The inspection typically takes between one and two hours, depending on the size and complexity of the building. Our surveyor will arrive with all the necessary equipment to assess the property thoroughly, including damp meters, thermal imaging equipment, and specialist tools for examining hard-to-reach areas.

During the inspection, we systematically examine all accessible areas of the property. This includes the roof space where accessible, the basement or cellar if present, and all principal rooms. We operate a policy of non-invasive inspection, meaning we do not lift carpets or move heavy furniture, but we will report on any areas that were not accessible for inspection. In Lezant properties with thatched roofs or older construction, our surveyors are experienced in identifying the specific issues that affect these traditional buildings.

After the inspection, our surveyor prepares your detailed report, which is typically delivered within five working days. The report includes colour photographs illustrating the defects found, clear condition ratings for each element, and practical recommendations for repairs and maintenance. If urgent issues are identified, we aim to notify you on the same day as the inspection so you can make informed decisions quickly.

We understand that buying a property in a rural area like Lezant may involve additional considerations, such as septic tank inspections, oil tank condition, or access issues across private land. While these are not always included in a standard Level 2 survey, we can advise you on what to look out for and whether additional specialist inspections may be advisable for your particular property.

Our surveyors regularly inspect all types of residential properties in Lezant and the wider Cornwall area. This includes traditional Cornish farmhouses that date back generations, modern family homes built in the last few decades, and smaller terraced cottages in the village centre. We have experience with properties across all price ranges, from modest semi-detached homes selling for under £200,000 to substantial detached houses exceeding £1 million.

The PL15 postcode area around Lezant includes several nearby villages and hamlets that we also serve. Properties in this part of north Cornwall often have unique characteristics that require an experienced eye to assess properly. Many homes feature exposed stone walls, traditional slate or thatched roofs, and older plumbing and electrical systems that may not meet current regulations. Our survey reports identify these issues clearly, helping you understand what work may be needed to bring the property up to modern standards.

If you are considering a property that has been recently renovated or extended, our Level 2 survey will assess the quality of the work carried out and whether it appears to have been done properly. We can identify signs of poor workmanship or shortcuts taken during renovation that might not be visible to the untrained buyer. This is particularly valuable in the current market, where some properties may be marketed as having been modernised but the quality of work varies considerably.