RICS Level 2 Survey in PL18 9

Our RICS Level 2 Survey provides a detailed visual inspection of all accessible areas of the property. We examine the walls, roof, floors, windows, doors, and internal fixtures, identifying any defects or areas of concern that could affect the property's value or require costly repairs. For properties in PL18 9, our surveyors pay particular attention to common issues found in Cornish housing stock, including the condition of slate roofs, traditional stone walls, and older drainage systems. We understand that many properties here use solid wall construction rather than modern cavity walls, which affects how we assess insulation and damp resistance.

The survey includes an assessment of the property's services, such as electrical and plumbing installations, though we always recommend qualified electricians and plumbers conduct thorough checks for complete safety assurance. We visually inspect the consumer unit, wiring condition where visible, and note any obvious deficiencies in plumbing. For properties in the PL18 9 area, we frequently encounter older galvanised plumbing and fabric-covered electrical wiring that dates from the mid-20th century, and we ensure our reports clearly flag these for further investigation by specialists.

Our inspection covers both the interior and exterior of the property, including any outbuildings, garages, and the general condition of the plot. We assess the risks associated with the local environment, including potential flooding from the River Tamar and its tributaries, which flow through parts of PL18 9, as well as any ground stability concerns related to the area's mining heritage. Properties in low-lying areas near the river require particular attention, and we include specific advice about flood risk in our reports for affected properties.

• Wall condition and structural integrity
• Roof covering and flashing
• Damp and timber assessment
• Electrical and plumbing visual inspection
• Drainage and gutter systems
• Boundary and outbuilding condition

Properties in the PL18 9 area span multiple eras of construction, from traditional Cornish stone cottages to modern developments. This varied housing stock means our surveyors frequently encounter specific issues that buyers should be aware of. Older properties, particularly those built before 1919, often feature solid stone walls that require different considerations to modern cavity wall construction. These solid walls were typically built with lime mortar and may show signs of weathering, stone erosion, or previous repairs using cement mortars that can cause trapped moisture. Understanding the property's construction age helps us anticipate what defects we might find.

Damp is one of the most common issues we identify in properties throughout the Tamar Valley area. The combination of Cornwall's wet climate and older construction methods means rising damp and penetrating damp are frequently found in properties without modern damp proofing. Our surveyors carefully examine walls, floors, and ceilings for signs of damp, staining, or rot that could indicate underlying moisture problems. We check for efflorescence on stone walls, peeling wallpaper, and mould growth that often accompanies damp conditions. Properties with solid walls are particularly vulnerable, and we assess whether existing damp proof courses are present and effective.

Roof conditions are another significant area of focus for properties in PL18 9. Many homes in this area feature traditional slate roofs, which, while durable, can suffer from slipped or broken tiles, deteriorating pointing, and failing flashings around chimneys and valleys. Our inspectors thoroughly assess roof slopes, gutters, and rainwater goods to identify any leaks or potential water ingress. We examine the condition of lead flashings, which can deteriorate over time, and check that gutters and downpipes are clear and properly secured. Given the age of much of the housing stock, we often find roofs that have exceeded their expected lifespan and require re-roofing or significant repair.

Electrical and plumbing systems in older properties often require attention. Properties built before the 1970s may have outdated electrical wiring that does not meet current regulations, and lead pipes or old galvanised plumbing can still be found in some homes throughout the PL18 9 postcode. We visually inspect these systems and recommend further investigation by qualified professionals where necessary. Consumer units with older fuse boxes, lack of RCD protection, and insufficient socket numbers are common findings in period properties that require upgrading for modern living.

The PL18 9 property market includes a significant proportion of older properties where a Level 2 survey provides particular value. Given the area's mining heritage and the age of much of the housing stock, understanding the property's condition before purchase is essential. Our surveys help buyers avoid costly surprises after moving in, whether that's discovering a failing roof, structural movement related to historical mining, or outdated services that require immediate attention.

Recent market data shows price variations across the PL18 9 sub-postcodes, with some areas experiencing significant price adjustments. For example, PL18 9NA has seen values fall 47% from the previous year, while PL18 9FL has increased by 20%. These market dynamics make it even more important to ensure the property you're buying is worth its asking price, and our survey provides the evidence you need for confident negotiation.

Properties in conservation areas or those that are listed buildings may require additional consideration. If you're purchasing a property within the historic core of Gunnislake or surrounding areas, our surveyors will assess any visible alterations that might require listed building consent. We understand that older properties often have unique characteristics that add value but also require ongoing maintenance, and our reports reflect this balanced perspective.