RICS Level 2 Survey in Maker-with-Rame

Our RICS Level 2 Survey provides a comprehensive visual inspection of the property's accessible areas, examining the condition of the main elements including walls, roofs, floors, doors, and windows. The surveyor will identify any defects, potential problems, or areas requiring urgent attention, categorising each issue by its severity. For properties in Maker-with-Rame, this includes assessing the impact of the coastal environment on building materials and identifying any signs of damp or timber deterioration that are particularly common in older Cornish properties built with solid walls.

The survey also includes a market valuation and an insurance rebuild cost assessment, giving you confidence that you're paying a fair price for the property. If the surveyor identifies any serious issues, such as significant structural problems or damp that could affect the property's value, this will be clearly highlighted in the report. The RICS Level 2 Survey uses a clear traffic light system so you can quickly see which areas require attention and which are in good condition. With the average detached property in the area commanding £598,500, having an accurate valuation as part of your survey report is invaluable for mortgage valuation requirements.

Given that many properties in Maker-with-Rame date from the pre-1919 and interwar periods, our inspectors pay particular attention to traditional construction methods. This includes evaluating solid wall construction, which is common in older cottages and terrace properties, and checking for adequate damp-proofing and ventilation. The coastal location means we also assess the effects of salt exposure on external walls, joinery, and roofing materials, which can accelerate weathering compared to inland properties. Our surveyors are familiar with the local Devonian slate and sandstone geology that underpins much of the peninsula.

The Rame Peninsula's geology of predominantly Devonian slate and sandstone generally presents a lower risk of shrink-swell movement compared to heavy clay areas, but our surveyors still check for any signs of ground movement or subsidence that might affect foundations. Properties very close to the coastline or cliff edges may be affected by coastal erosion over time, and we carefully examine foundations and retaining structures for any evidence of instability or erosion-related movement.

• Structural walls and foundations
• Roof covering and structure
• Chimneys and flashings
• Damp and timber condition
• Windows and doors
• Plumbing and electrical visible parts
• Floors and ceilings
• External areas and boundaries

Properties across the Rame Peninsula face several area-specific challenges that our surveyors are trained to identify. The coastal location means salt-laden winds can accelerate the deterioration of external rendering, timber joinery, and roofing materials. Properties very close to the shoreline or cliff edges may also be affected by coastal erosion, which can undermine foundations and lead to structural movement over time. Our inspectors examine these risks carefully and note any signs of erosion or instability in their reports, particularly for properties along the coastal fringes of the peninsula.

The older housing stock in Maker-with-Rame, particularly properties built before 1945, commonly exhibits issues related to traditional construction methods. Solid walls without cavity insulation can suffer from rising damp, especially if the original damp-proof course has failed or was never installed. Our surveyors check for signs of damp penetration, often finding it in ground-floor walls, around windows, and in areas with poor ventilation. Timber elements such as floor joists, window frames, and roof rafters may show signs of woodworm or rot if they have been affected by damp over the years.

Roof conditions are a frequent finding in our Level 2 surveys across the peninsula. Many older properties feature slate or clay tile roofs that, while durable, can develop leaks from slipped or broken tiles, failed leadwork around chimneys, or deteriorating mortar. The inspection includes assessing the roof covering from both inside the roof void and from ground level, identifying any areas where water ingress could occur. Given the age of much of the housing stock, outdated electrical wiring and plumbing systems are also commonly identified, with many pre-1970s properties still having original installations that would benefit from updating.

Flood risk is another consideration for property buyers in Maker-with-Rame. Being a coastal parish, some areas particularly those close to the coastline and estuaries such as the River Tamar and Plymouth Sound are at risk of coastal flooding. There is also a risk of surface water flooding in low-lying areas or where drainage systems are overwhelmed during heavy rainfall. Our surveyors note any visible signs of previous flooding or water damage and can advise on flood risk considerations for the property.

• Coastal weathering and salt damage
• Rising and penetrating damp
• Timber rot and woodworm
• Roof defects and leaks
• Outdated electrical systems
• Surface water drainage issues
• Coastal flooding risk

The RICS Level 2 Survey is suitable for the majority of property purchases in Maker-with-Rame, particularly for conventional houses, bungalows, and flats that are in reasonable condition. If you're buying a modern property built within the last 50 years, the Level 2 Survey provides a comprehensive assessment that covers all the key elements of the property. With most properties in the area being older than 50 years, this survey type is particularly valuable for identifying age-related defects common to the local housing stock.

First-time buyers in the Maker-with-Rame area will find the Level 2 Survey especially valuable, as it provides crucial information about the property's condition before they commit to what is likely their most significant purchase. The included market valuation also helps ensure you're paying a fair price, while the condition ratings highlight any issues that might require costly repairs down the line. For those moving to the area from other parts of the UK, our surveyors can explain how the local coastal environment affects property conditions differently than inland areas.

Investors considering buy-to-let properties in Maker-with-Rame should also consider a Level 2 Survey before completing the purchase. Understanding the condition of the property helps accurate budgeting for any renovation or repair work needed, while the survey report can identify issues that might affect the property's rental appeal or require urgent attention from tenants. Given the strong tourism influence on the local economy, properties in good condition within the AONB can command premium rental rates.

However, if you're purchasing a listed building, a property in a conservation area, or a particularly large or complex historic property, we may recommend the RICS Level 3 Building Survey instead. These properties often have unique construction characteristics and specific planning restrictions that warrant the more detailed assessment a Level 3 survey provides. Our team can advise you on the most appropriate survey type for your specific property.