RICS Level 2 HomeBuyer Survey in PL18

Our RICS Level 2 HomeBuyer Survey provides a thorough inspection of all accessible areas of the property, including the roof space, walls, floors, windows, doors, and boundaries. We examine the condition of the building fabric and identify any defects, categorising them according to their severity using our traffic light rating system. You will receive a detailed report that not only highlights problems but also provides practical guidance on what they mean for you as the buyer and what remedial action might be necessary. The report uses a clear traffic light system so you can quickly identify the most serious issues requiring immediate attention.

For properties in the PL18 area, our surveyors pay particular attention to issues commonly found in older Cornish buildings. The region's mining heritage, particularly in Gunnislake and Calstock where copper and tin mining was once prevalent, means we carefully assess foundations and ground stability. We check for signs of movement or subsidence that could be related to historical mine workings or the shrink-swell behaviour of clay soils prevalent in parts of Cornwall. Our inspectors also examine the condition of traditional slate roofs, granite walls, and any cob or timber-framed elements that are characteristic of properties in this area.

The survey includes an assessment of all major building services including electrical, plumbing, and heating systems. We identify any installations that do not meet current safety standards or that require updating. For properties in conservation areas like those found in Calstock, we note any specific considerations that may affect future renovations or alterations. The report also includes a market valuation if you opt for the survey with valuation, which can be particularly useful for mortgage purposes and for ensuring you are paying a fair price for the property in the current PL18 market.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows, doors, and joinery
• Damp and timber condition
• Electrical installations
• Plumbing and drainage
• Extensions and alterations
• Boundaries and outbuildings

Properties across the PL18 area showcase the distinctive building traditions of Cornwall, with locally sourced materials shaping the character of homes in Gunnislake, Calstock, and the surrounding villages. Granite dominates the external walls of many traditional cottages, quarried from local pits and valued for its exceptional durability against harsh weather conditions. This igneous rock, which forms part of Cornwall's characteristic geology, ranges in colour from light grey to pinkish tones and provides excellent resistance to moisture penetration when properly maintained.

Slate roofing is ubiquitous across the Tamar Valley, with traditional Cornish slate providing weathertight coverage that has protected homes for generations. Our surveyors inspect these slate roofs for signs of slippage, nail sickness, and deterioration of ridge tiles that commonly affect properties in this age range. Many homes also feature cob walls, particularly in older rural cottages, where the mixture of clay, sand, and straw provides excellent thermal insulation but requires careful assessment for moisture damage and structural integrity.

The timber frame construction found in some historic properties, particularly those dating from the 17th and 18th centuries, presents specific inspection challenges. We examine oak beams, joists, and structural framing for signs of woodworm activity, wet rot, or dry rot that can compromise structural integrity. Properties built with traditional lime mortar pointing rather than modern cement also require specialist assessment, as repointing with cement can trap moisture and cause accelerated decay of the underlying stone or cob.

The historical mining activity that shaped the Tamar Valley has left a legacy that our surveyors understand intimately. Gunnislake and Calstock sat Cornwall's mining industry, with extensive copper, tin, arsenic, and wolfram extraction taking place throughout the 19th and early 20th centuries. Old mine shafts, adits, and underground workings can lie beneath properties, and repeated changes in groundwater levels can cause the gradual "washing out" of backfilled mine workings, leading to surface settlement and subsidence.

Our team inspects properties in PL18 with this mining heritage specifically in mind. We look for tell-tale signs of ground movement, including cracking patterns that may indicate subsidence from old workings rather than more common structural issues. Floors that have become uneven, doors that no longer close properly, and diagonal cracks extending from window and door openings all warrant careful investigation. Where our surveyors identify potential mining-related concerns, we recommend further specialist investigation such as a mining report or geotechnical survey.

The flood risk from the River Tamar also requires careful evaluation when surveying properties in the PL18 area. Historical flood events have reached 3.98 metres in Gunnislake and 4.47 metres in Calstock, with both villages experiencing significant flooding during periods of heavy rainfall. While flood defence schemes including new earth embankments have been implemented in recent years, our surveyors assess each property's individual vulnerability, checking for signs of previous water damage, the condition of any flood resilience measures, and the positioning of electrical installations and ground floor habitable accommodation.

The PL18 postcode contains numerous listed buildings that reflect the area's rich architectural and industrial heritage. Calstock Viaduct holds Grade II* listed status, while properties such as Oakenhayes House, St Anne's Church in Gunnislake, and the Engine House at East Calstock Mine are among the many Grade II listed buildings scattered throughout the area. Properties falling within these designations or within designated conservation areas require specialist consideration during the survey process.

Our chartered surveyors understand the additional complexities involved in assessing historic and listed properties. We identify defects and provide guidance while taking account of the building's protected status and the restrictions this imposes on future alterations or repairs. Any work to a listed building typically requires Listed Building Consent from Cornwall Council, separate from standard planning permission, and our report highlights where this consideration applies.

Properties in conservation areas also face restricted permitted development rights, meaning that works which might be permitted elsewhere could require planning permission in these protected zones. Our surveyors note the location of any relevant designations and provide advice on how these may affect your intended use or future modifications to the property. This is particularly valuable for buyers planning renovation projects in historic Gunnislake or Calstock properties.