RICS Level 2 Survey in North Tamerton

The housing stock in North Tamerton presents unique characteristics that make professional surveying essential. The village and surrounding parish are dominated by period properties built between 1800 and 1911, with many listed buildings dating back to the 15th century. These historic properties, constructed using traditional materials including stone rubble, cob, stucco, and slate roofs, require experienced assessors who understand the specific challenges of older construction methods. Our surveyors have inspected hundreds of similar properties across Cornwall and Devon, giving us the expertise needed to identify issues that less experienced assessors might miss.

Our inspectors are familiar with the typical defects found in Cornish period properties, including rising damp in solid wall constructions, roof condition issues common to slate roofs of this age, timber decay in original joinery, and the effects of weathering on traditional building materials. With 126 households in the parish and properties ranging from farmsteads to hamlets, each home carries its own set of characteristics that our detailed Level 2 survey will thoroughly examine. We have seen firsthand how moisture can penetrate cob walls that have not been properly maintained, and how slate roofs over 100 years old can develop slipped tiles and deteriorating flashing that lead to costly repairs if left unchecked.

The River Tamar and River Deer confluence near the village, along with the historic Bude Canal that ran through the parish, means that flood risk considerations are relevant for some properties in the area. Our surveys include assessment of potential water ingress issues, drainage conditions, and any signs of previous flooding or moisture-related problems that are particularly important for properties in this riverside location. While North Tamerton sits on higher ground above the river confluence, we still carefully assess drainage patterns and any historical flooding evidence that might affect properties in lower-lying parts of the parish.

Many properties in North Tamerton are listed buildings, including the Grade I listed Church of St Denis from the 15th century and the Grade II* listed Ogbeare Hall. Purchasing a listed property without a thorough understanding of its condition can lead to unexpected repair costs and complications with heritage regulations. Our surveyors understand the additional considerations that come with listed buildings and will flag any issues that may require specialist heritage assessment or Listed Building Consent for repairs.

The RICS Level 2 Home Survey, formerly known as the Homebuyers Survey, provides a comprehensive assessment of a property's condition suitable for conventional properties in reasonable condition. For North Tamerton properties, this includes evaluation of the main structural elements, building fabric, and key building services that we inspect during our visit to your potential new home. The survey follows RICS guidelines and provides a consistent format that allows buyers to compare properties easily and understand exactly what they are purchasing.

Given the high proportion of older properties in this area, our surveyors pay particular attention to the condition of traditional building elements. We examine roof coverings, flashing, and parapet walls for signs of damage or deterioration, check walls for cracking or movement that could indicate structural issues, assess the condition of windows and doors, and evaluate the overall building envelope. Our traffic light rating system clearly indicates properties in red (urgent attention required), amber (requires attention), and green (satisfactory condition) categories. This visual system makes it easy to prioritise any remedial work that may be needed after purchase.

Our inspection covers all accessible areas of the property, including the roof space where safe and accessible, void areas, and outbuildings. We use thermal imaging where appropriate to identify hidden damp issues and insulation gaps, and we thoroughly check for evidence of timber decay, woodworm activity, and any signs of structural movement. For properties in North Tamerton with traditional cob or stone rubble walls, we pay special attention to signs of moisture ingress and the condition of render finishes, which can be particularly vulnerable to the Cornish climate.

The report we provide includes clear, jargon-free explanations of all findings, along with practical advice on what to do next. Whether you are a first-time buyer or an experienced property investor, our report gives you the information you need to negotiate confidently, budget for any necessary repairs, and make an informed decision about your purchase.

North Tamerton boasts an impressive concentration of listed buildings that reflect its rich historical heritage. The Grade I listed Church of St Denis dates from the 15th century, while the Grade II* listed Ogbeare Hall represents a rare example of a C15 great hall encased in a late C19 house. Other notable properties include Vacye, a circa early C19 house built of stuccoed cob, Semersdown from 1633 constructed of stone rubble and rendered cob, and numerous other Grade II listed farmhouses and cottages throughout the parish. These buildings represent centuries of Cornish building tradition and require knowledgeable assessors who understand their historical significance.

These historic properties were built using traditional Cornish building materials and techniques that differ significantly from modern construction. Stone rubble, cob, and stucco walls provide character but require specific maintenance approaches. Our surveyors understand these traditional building methods and can identify issues that may not be apparent to those without specific experience in historic property assessment. We know how to spot inappropriate modern interventions that may have caused damage to original fabric, and we understand the importance of breathable materials in traditional walls.

The geology of the Cornwall-Devon border region, characterised by slate, granite, and metamorphic rocks, can present specific challenges including potential shrink-swell clay behaviour in some subsoils. While specific flood risk data for North Tamerton is limited, the positioning of the village above the River Tamar and River Deer confluence means that drainage and surface water management are important considerations for any property in the area. We assess drainage patterns, guttering, and any evidence of water staining or historic flooding that might indicate problems.

The prevalence of slate roofs across the area also means we pay close attention to slipped slates, damaged flashing, and the condition of verges and ridges. Many properties in North Tamerton have original slate roofing that, while still functional, may require ongoing maintenance. We will identify any areas of concern and advise on the urgency of repairs needed to prevent water ingress and further damage to the building fabric.