RICS Level 2 Survey Perranzabuloe

A RICS Level 2 Survey, previously known as a HomeBuyer Report, provides a thorough inspection of the main accessible areas of a property. Our surveyors examine the walls, roof, floors, windows, doors, and interior joinery, identifying any visible defects, potential issues, and areas requiring urgent attention. The report uses a clear traffic light rating system to indicate the condition of each element, making it easy to understand which issues are minor, which require negotiation, and which pose serious concerns. This system helps you quickly identify which problems need immediate attention versus those that can be addressed over time.

In Perranzabuloe's coastal environment, our inspectors pay particular attention to signs of damp, which is a common issue in properties near the sea. We check for rising damp, penetrating damp, and condensation problems that often affect older Cornish buildings. Roof conditions receive detailed inspection given the exposure to Atlantic weather systems, and we assess the condition of slate roofs, flashings, and gutters that can deteriorate faster in coastal locations. Salt-laden winds can cause accelerated corrosion of metal fixtures and deterioration of render, so we examine these elements carefully during every inspection.

The survey also examines structural elements for signs of movement or subsidence. Given Perranzabuloe's mining heritage and location within the Cornish Mining World Heritage Site, our surveyors are particularly vigilant for signs of ground instability that could indicate historical mine workings or geological issues. We inspect for cracks in walls, uneven floors, and doors or windows that stick, which can all be indicators of subsidence or structural movement. Our team understands the specific risks associated with former mining areas and knows what to look for when assessing properties in these locations.

We also assess electrical and plumbing installations that are visible and accessible, checking the general condition of consumer units, wiring where visible, and pipework in accessible areas. While we cannot test behind walls or underground, we can identify obvious deficiencies that might warrant further investigation by a qualified electrician or plumber. For properties with private water supplies or septic tanks, we note these as they require specific maintenance and compliance with regulations.

• Damp and moisture assessment
• Roof and chimney condition
• Structural movement indicators
• Electrical and plumbing visible defects
• Window and door operation
• Timber condition (rot and woodworm)

Properties in Perranzabuloe face several area-specific challenges that our Level 2 Surveys identify. The coastal location means properties are exposed to salt-laden winds that can accelerate deterioration of external render, timber, and metal fixtures. Our surveyors regularly see penetrating damp issues in older properties that haven't been adequately maintained for coastal exposure. The roof condition is particularly important, as storm damage from Atlantic weather systems can lead to leaks and structural damage if not addressed promptly. Properties along the cliff tops may also be affected by coastal erosion over time.

The mining history of Cornwall presents another significant consideration for property buyers. Perranzabuloe sits within an area of historical mining activity, and our surveyors are trained to look for signs of ground instability that could indicate former mine workings. Recent planning applications in the area, including the "Dunescape" development at Perranporth, mention remediation of historic mining sites, highlighting that this is a known concern. Subsidence can manifest as cracking in walls, uneven floors, or doors and windows that no longer close properly. We check these indicators carefully on every survey we conduct in the area.

Flood risk is another factor affecting properties in Perranzabuloe, particularly in Perranporth which has experienced numerous flooding incidents. The parish council's Neighbourhood Development Plan identifies Flood Zones 1, 2, and 3 across the area, with a Coastal Vulnerability Zone also designated. While most properties have a "very low" short-term flood risk, the long-term risk from rivers, sea, surface water, and groundwater means our surveyors pay attention to flood resilience features and any signs of previous water damage. The community has a flood plan in place, demonstrating that this is an ongoing concern for the area.

We also note that mundic block construction is a known issue in parts of Cornwall, with planning applications in Perranporth recently mentioning demolition of mundic bungalows. This type of concrete construction, using poor-quality aggregate, can deteriorate over time and may not meet modern structural standards. Our surveyors can identify properties that may require more detailed investigation for this issue. If we suspect mundic block construction, we will recommend a Level 3 Building Survey or specific structural engineer's assessment to properly evaluate the property.

Perranzabuloe contains two designated Conservation Areas at Callestick and the eastern section of Mithian, alongside numerous Listed Buildings throughout the parish. Properties in these areas often require more detailed assessment than a standard Level 2 Survey can provide. The presence of traditional Cornish stone construction, historical features, and specific planning constraints means that a RICS Level 3 Building Survey may be more appropriate for these properties. The unique character of these areas means specialist knowledge is valuable when assessing property condition.

If you're considering purchasing a Listed Building in Perranzabuloe, such as Nansmellyn Farmhouse, Pendragon House, or properties around Reen Manor, we recommend a Level 3 Building Survey. These surveys provide more detailed analysis of historical construction methods, assess the condition of period features, and consider the specific regulations affecting alterations to historic buildings. Our team has experience surveying properties across Cornwall's conservation areas and understands the unique considerations for historic homes. We know what to look for in traditional Cornish stone buildings and can identify issues specific to period properties.

For properties in the conservation areas, our Level 2 Survey still provides valuable information about the property's current condition, but we will highlight where a more detailed assessment may be advisable. We can discuss your specific property with you to determine the most appropriate survey level based on its age, construction, and condition. The additional cost of a Level 3 Survey is often worthwhile for historically significant properties where understanding the full scope of any defects is essential.

Perranzabuloe has seen recent new build development, including the innovative "Dunescape" project at Ramoth Way in Perranporth. This development by Net-Zero-Living consists of 7 net-zero Passivhaus performance homes designed with super-insulation, airtightness, offsite prefabricated timber frame, biosolar green roofs, and low carbon heating systems including PV panels, ground source heat pumps, and mechanical heat recovery ventilation. These modern homes represent a new approach to sustainable living in Cornwall and showcase the latest construction techniques.

While new builds like the Dunescape development or the high-quality detached houses near Perranporth will have fewer defects than older properties, a Level 2 Survey can still identify issues with construction quality, snagging items, or problems that may have arisen since the builders left. Even new properties can have defects in windows, doors, plumbing, or roofing that aren't immediately visible. A survey provides valuable documentation of the property's condition at the time of purchase, which can be useful for addressing any issues with the developer or builder. The high specification of modern homes means defects can sometimes be hidden behind sophisticated finishes.