RICS Level 2 Survey in Par & PL24

Our RICS Level 2 Survey provides a thorough inspection of all accessible areas of your potential property. We examine the main structural elements including walls, floors, ceilings, roofs, and foundations. Our surveyors check for signs of damp, rot, timber defects, and structural movement that could affect the property's integrity. In the PL24 area, where many properties are exposed to coastal weather conditions, we pay particular attention to external wall finishes, mortar condition, and any signs of penetrating damp that commonly affect older properties in this region.

The inspection covers all visible and accessible elements of the property, including windows, doors, chimneys, and decorative features. We assess the condition of services such as plumbing, electrical installations, and heating systems, though we don't test them extensively like a specialist would. Our report includes a clear condition rating system for each element, making it easy to identify which issues require urgent attention versus those that are minor cosmetic concerns. We also provide a market valuation and insurance reinstatement figure as part of the standard service.

For properties in the PL24 area, our surveyors are particularly vigilant about several common issues. The coastal location means salt-laden air can accelerate deterioration of external renders and fixings. Many properties here have slate roofs that, while durable, require regular maintenance. We also check for signs of past flooding, given the area's proximity to the River Par and coastline, and note any evidence of radon, which is prevalent across Cornwall. Our local experience means we know exactly what to look for in properties built with traditional Cornish stone or more modern cavity wall construction.

The housing stock in PL24 is remarkably diverse, with properties ranging from Victorian terraces in the heart of Par to 1970s semi-detached houses in Tywardreath, through to contemporary new-builds at developments like The View at Par. Each era of construction brings its own typical defects, and our surveyors understand these patterns intimately. We document our findings with clear photographs, provide condition ratings using the RICS traffic light system, and offer practical recommendations for addressing any issues identified.

• Structural walls and foundations
• Roof structure and covering
• Damp and moisture assessment
• Timber condition (floors, joists, roof)
• Windows, doors, and joinery
• Chimneys and flues
• Plumbing and electrical overview
• Insulation and energy efficiency

Our surveyors frequently identify several recurring issues when inspecting properties across the Par and Tywardreath area. Damp problems are among the most common, particularly in older properties that were built before modern damp-proof courses were standard. Coastal exposure in this area accelerates the effects of wind-driven rain, and properties that lack adequate ventilation can suffer from condensation issues as well. Our surveyors use moisture meters and their experience to assess the extent and cause of any dampness found. We've found that properties along the coast near Par Sands are particularly susceptible to penetrating damp due to their exposure to southerly winds.

Roof conditions are another significant concern in PL24. Many properties feature slate roofs that, while traditional and attractive, require ongoing maintenance. We commonly find slipped slates, perished felt underlays, and deterioration of lead flashings around chimneys and valleys. For properties built before the 1940s, timber roof structures may show signs of woodworm or rot, particularly where ventilation has been inadequate. Our surveyors will recommend a close-quarters inspection of the roof if any concerns are identified. Properties in Tywardreath, which sits slightly inland, often have older stone tiles that can be more brittle than modern slate.

Given Cornwall's status as a high radon area, our surveyors also note the presence of radon detection measures (or lack thereof) in properties throughout PL24. While we don't conduct radon testing as part of a standard Level 2 survey, we will recommend that buyers arrange for radon monitoring, particularly in properties with little ventilation in lower floors. This is a crucial health consideration that many buyers overlook. The risk is particularly relevant for properties built on the alluvial soils near the River Par, where ground gases can accumulate more readily.

The geology of the PL24 area includes some clay soils, which can lead to shrink-swell movement affecting foundations, particularly where there are mature trees nearby. Our surveyors check for signs of any structural movement that might indicate foundation issues, though a specialist structural engineer's report would be needed for any significant concerns. Additionally, while direct mining subsidence is less common in Par itself compared to other parts of Cornwall, the area's industrial history means we remain alert to any signs of ground instability. Properties in certain parts of Par that were historically associated with the port and clay industry may have made-up ground that requires careful assessment.

Understanding the construction methods used in local properties helps our surveyors identify potential issues more effectively. In the PL24 area, properties from the Victorian and Edwardian periods were typically built with solid stone walls using local granite or slate, often rendered with lime-based renders that allow the building to breathe. These properties commonly feature traditional lime mortar pointing, which can deteriorate over time, allowing moisture penetration. Our surveyors know to check the condition of this pointing and assess whether repointing with appropriate materials will be needed.

Properties built during the mid-twentieth century, particularly those constructed between 1945 and 1980, often use cavity wall construction with brick or concrete block outer leaves. Many of these properties in the PL24 area were originally built with solid concrete floors, which can be prone to dampness due to the lack of a damp-proof membrane. We frequently find that the original timber sash windows in these properties have been replaced with uPVC units, sometimes poorly fitted, leading to condensation and ventilation issues.

Newer properties in the PL24 area, including those at The View at Par development by Barratt Homes and Par Green by Persimmon Homes, follow modern building standards with cavity wall insulation, UPVC windows, and concrete tiled roofs. While generally in good condition, we've identified defects in some new-build properties including inadequate mortar joints, poorly installed insulation, and minor snagging issues that builders should rectify. Even new properties benefit from our thorough inspection, as construction defects can occur regardless of the builder's reputation.