RICS Level 2 HomeBuyer Survey Callington PL17

A RICS Level 2 Survey provides a detailed assessment of a property's condition, focusing on issues that affect value and safety. Our inspectors examine all accessible areas of the building, including the roof structure, walls, floors, windows, and doors. We identify defects, explain their causes, and advise on necessary repairs. For properties in PL17, this includes checking for issues common to local buildings, such as deteriorating slate roofs, stone wall deterioration, and the effects of the area's mining heritage on structural integrity. Our team has surveyed hundreds of properties across Callington and the surrounding villages, giving us firsthand knowledge of the typical defects found in this corner of Cornwall.

The survey report uses a clear traffic light rating system to highlight issues: red for urgent defects requiring immediate attention, amber for matters needing future repair, and green for satisfactory condition. Each section includes practical advice on maintenance and estimated repair costs, helping you budget for any work needed after completion. Our reports typically run 30-40 pages for a standard property, providing comprehensive coverage without overwhelming you with technical jargon. We include clear photographs of defects alongside our recommendations, so you can see exactly what our inspectors have identified.

Properties in Callington often present unique challenges for surveyors. The town's conservation area contains many listed buildings with traditional construction methods that differ significantly from modern standards. Older properties may lack proper damp proof courses, have outdated electrical systems, or feature original timber elements that require specialist assessment. Our inspectors have extensive experience surveying properties across PL17 and understand how to identify issues specific to this corner of Cornwall, from the granite farmhouse conversions near St. Mellion to the Victorian terraces in the town centre.

The geological diversity of the PL17 area also affects how we approach our surveys. Properties built on Devonian slate and sandstone foundations behave differently from those on granite substrata, and our inspectors understand these variations. Areas with clay-rich superficial deposits may experience slight shrink-swell movement during wet and dry seasons, which we look for when assessing walls and foundations. This local knowledge helps us provide accurate advice about potential structural concerns specific to your location.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp and moisture assessment
• Timber defects and woodworm
• Electrical and gas safety observations
• Drainage and outbuildings

The housing stock in PL17 presents several common issues that our Level 2 surveys frequently identify. Damp problems feature prominently, with penetrating damp affecting properties exposed to Cornwall's prevailing winds and rain, particularly those with damaged render or deteriorated slate roofs. Rising damp occurs in older properties lacking effective damp proof courses, a common issue in buildings constructed before modern building regulations. Our inspectors use moisture meters and visual assessment to identify the type and extent of damp, recommending appropriate remediation. We frequently find that properties along Fore Street and in the conservation area suffer from damp related to the age of the building fabric and traditional construction methods.

Roof conditions demand particular attention in this area. Many properties feature traditional slate roofs that, while durable, suffer from slipped or broken slates over time. Lead flashing around chimneys and valleys often shows signs of deterioration, potentially causing leaks. The timber roof structures in older properties may show evidence of woodworm or rot, especially where ventilation is poor. Our surveys thoroughly assess these elements, identifying repairs needed to maintain weather tightness. Properties on the hillier streets around Callington, such as those near St. Mary's Church, often have steeper roof pitches that require careful inspection.

The electrical and plumbing systems in older Callington properties frequently require updating. Properties built before the 1970s often have fuse boxes and wiring that do not meet current regulations, representing both a safety concern and a potential issue for buildings insurance. Similarly, lead pipes may still be present in some older properties, affecting water quality. We visually inspect these services and note where professional installation certificates would be required. Our experience with properties across PL17 means we know which areas most commonly have outdated systems, particularly in the older terraced housing near the town centre.

Radon gas presents a specific environmental risk in PL17. Cornwall is designated as a high-risk area for radon exposure, and properties may require testing and mitigation. While not visible or detectable without specialist equipment, elevated radon levels pose long-term health risks. Our surveyors include advice on radon testing in their reports and recommend monitoring where appropriate. We advise all buyers in the PL17 area to arrange a radon test as part of their property purchase, regardless of the property age or construction type.

Flood risk also requires consideration in certain parts of PL17. The River Lynher and its tributaries flow through the area, and properties in low-lying positions near the river or its tributaries may face river flooding concerns. Surface water flooding can occur in Callington during heavy rainfall, particularly in areas where drainage systems become overwhelmed. We note any flooding evidence during our inspection and advise on the need for more detailed flood risk assessments for properties in vulnerable locations.

The PL17 area has seen new housing development in recent years, with developments like The View in Callington (offering 2, 3, and 4-bedroom homes from £260,000) and Callington Fields by Cavanna Homes providing modern options for buyers. While new builds may seem to require less scrutiny, a Level 2 survey remains valuable. Our inspectors identify snagging issues, construction defects not apparent to untrained eyes, and ensure the property meets current building regulations. Even newly constructed homes can have issues with fit and finish, damp penetration, or airflow that affect your long-term enjoyment. We have surveyed numerous new build properties across PL17 and understand the common defects that occur in recently constructed homes.

New build properties in Callington typically use modern construction methods, including cavity wall insulation, concrete ground floors, and trussed rafter roofs. These differ significantly from traditional buildings and present their own set of potential issues. Our surveyors understand modern construction techniques and can identify problems such as inadequate ventilation leading to condensation, insulation gaps, or defective seals around windows and doors. For properties still covered by NHBC or similar warranty schemes, we advise on how to escalate issues through the appropriate channels. We check that the property meets current building regulations regarding thermal efficiency and structural integrity.

Even with the protections offered by new home warranties, a independent survey provides valuable . We have identified issues in new build properties across Callington that required remediation by the developer, from inadequate damp proofing to poorly installed windows. Having our report means you can address these issues before completion or negotiate terms based on our findings. The investment in a Level 2 survey on a new build property can save significant costs and stress down the line.

The PL17 area boasts a diverse range of property ages, with approximately 25-30% of housing stock pre-dating 1919. These historic properties, including Georgian and Victorian buildings in Callington town centre and traditional farmhouses scattered throughout the surrounding countryside, often feature solid wall construction using local stone and granite. Properties in this age category frequently require more detailed assessment due to their traditional building methods, which differ substantially from modern standards. Our inspectors understand how to identify potential issues in these older buildings, from the condition of original timber windows to the presence of historic lime mortar pointing.

A significant proportion of properties in PL17, around 40-50%, were constructed between 1919 and 1970, representing the post-war expansion of Callington and the surrounding villages. These interwar and post-war properties often feature cavity wall construction or solid brick walls, with traditional timber floors and pitched roofs. While generally in better condition than older properties, they may still have original features that require updating, such as electrical wiring, plumbing, and heating systems. Our surveys identify where these elements fall short of current standards and advise on necessary upgrades.

Properties built after 1980, including the newer developments at The View and Callington Fields, represent the modern housing stock in PL17. These properties generally conform to contemporary building regulations but still benefit from a Level 2 survey to identify any construction defects or snagging issues. The combination of older traditional properties and newer builds in the PL17 area means that our surveyors must be versatile in their approach, understanding both historic building techniques and modern construction methods.