RICS Level 2 Home Survey in Roche

A RICS Level 2 survey, formerly known as a HomeBuyer Report, provides a comprehensive inspection of a property's condition without the full structural depth of a Level 3 Building Survey. Our inspectors examine all accessible areas of the property, including the roof space (where safe and accessible), walls, floors, windows, doors, and permanent fixtures. We assess the overall condition of each element and flag any defects that may affect the value or safety of the property. The inspection is visual, meaning we don't move furniture or open up structures, but we use specialist equipment including moisture meters and thermal imaging cameras where appropriate.

The report includes a clear condition rating system: condition rating 1 indicates no repair needed, condition rating 2 means repairs are needed but are not urgent, and condition rating 3 indicates serious defects requiring urgent attention. This standardized system helps you quickly identify which issues need immediate action and which can be addressed over time. Each element inspected receives one of these ratings, giving you a clear at-a-glance understanding of the property's condition.

For properties in Roche, where many homes were built using traditional Cornish construction methods including granite, cob, and local stone, our surveyors pay particular attention to potential issues common in older properties. We check for damp penetration in solid-walled buildings, the condition of slate roofs, and any signs of structural movement that may indicate subsidence, which is a particular concern in this former mining area. The survey also includes an energy efficiency assessment, helping you understand the property's thermal performance and potential heating costs.

• Visual inspection of all accessible areas
• Assessment of construction and condition
• Identification of defects and their urgency
• Advice on repairs and maintenance
• Market value indication (optional)
• Energy efficiency assessment

Properties in Roche face several area-specific challenges that our Level 2 surveys address in detail. The parish sits on the northern edge of the china clay area, and the historic mining activity across Cornwall means that subsidence is a genuine concern. Our surveyors look for signs of ground movement, cracks in walls, and uneven floors that may indicate foundation issues related to past mining activity or clay shrinkage. Cornwall is historically rich in metalliferous mining, and undocumented historic mining features can lead to collapse or subsidence, making this a critical consideration for any property purchase in the Roche area.

The local geology also presents shrink-swell risks, particularly for properties built on clay-rich soils. As Cornwall experiences more extreme weather patterns, clay soils expand and contract with moisture changes, potentially causing foundations to shift. Our inspectors examine external walls, internal plasterwork, and door and window openings for evidence of this type of movement. The "Clay Country" region, where Roche is located, is particularly susceptible to these issues, with shrink-swell identified as a significant geohazard costing the UK economy over £400 million annually.

Flood risk is another consideration in Roche, as both the rivers Par and Fal rise within the parish boundaries. While not directly coastal, the steep-sided valleys in the area can experience rapid-onset flooding after heavy rainfall. Cornwall has a complex hydrology with numerous rivers and streams, and approximately 1 in 6 properties in the county are at risk of flooding. Our surveyors note any indicators of past flooding or water damage and check that properties have adequate drainage and damp-proofing measures in place.

The unique construction materials used in Roche properties also require specialist attention. Many traditional buildings here use schorl rock (tourmalinised granite), rough-coursed petuntse, and local stone, while roofs typically feature slate or large scantling slates. Our surveyors understand these traditional materials and know how to identify defects that might affect their performance or longevity. We also check for mundic concrete, a concern in properties built between 1919 and 1980 that can degrade over time and may not meet modern structural requirements.

• Signs of subsidence or ground movement
• Damp and mould in all forms
• Roof condition and tile defects
• Electrical safety and wiring age
• Timber rot and woodworm
• Drainage and guttering issues
• Window and door operation
• Wall and ceiling cracks

Roche possesses a distinctive architectural character that reflects its Cornish heritage and geological setting. The famous Roche Rock, a quartz-schorl outcrop that rises dramatically from the landscape, exemplifies the local geology that has shaped building methods here for centuries. Traditional buildings in the village utilize rough-coursed petuntse and schorl blocks, with white brick detailing commonly seen on period properties. The Chapel of St Michael on Roche Rock, a Grade I listed building, demonstrates the traditional use of schorl rock in construction and highlights the historical significance of local materials.

Traditional Cornish cottages in Roche are commonly built using granite, which is abundant in this part of Cornwall and known for its strength, durability, and weather-resistant properties. Many older properties feature cob walls, a mixture of clay, sand, straw, and water that provides excellent insulation but requires careful maintenance to prevent damp penetration. Roofs throughout the area are typically made of slate, another locally sourced material prized for its durability, though we frequently see both modern interlocking tiles and traditional scantle slating on older properties.

Modern developments in Roche, such as the Bre Treggarek and Victoria Road sites, incorporate contemporary construction methods including air source heating systems, timber frame construction, and modern insulation techniques. Our surveyors are experienced in assessing both traditional and modern construction methods, ensuring we can identify defects regardless of the property type. This is particularly important as the village expands with hundreds of new homes, bringing a mix of old and new construction styles to the area.

We also pay attention to any properties that may contain aluminium composite materials or other modern construction products that have been identified as fire hazards in recent years. Our Level 2 survey includes an energy efficiency assessment, which is particularly relevant for older properties that may lack adequate insulation, with 96 households in Roche identified as lacking central heating according to census data.

Roche is experiencing significant development with major new housing estates approved in recent years. The Bre Treggarek development off Edgcumbe Road, being built by Vistry Group in partnership with LiveWest, will deliver 175 new homes, with 44 designated as affordable housing. The Victoria Road development will add a further 90 properties, and several homes at the Victoria development are already nearing completion. These developments are transforming the village and bringing new families into the area, with the scale of recent development turning Roche into a growing population centre.

Even new build properties benefit from a Level 2 survey. While new homes are covered by a 10-year NHBC warranty (or similar), an independent survey can identify defects that may have arisen during construction or issues with the build quality that the developer should rectify before completion. Our surveyors check the quality of workmanship, verify that installations meet building regulations, and flag any snagging issues that need addressing. The Victoria development, for example, includes properties with air source heating systems and other modern technologies that require specialist checking.

The Level 2 survey also includes an energy efficiency assessment, helping you understand how the property performs thermally and what you might expect in terms of heating costs. This is particularly valuable for new builds with modern heating systems like air source heat pumps, which operate differently from traditional gas boilers and require understanding of their efficiency ratings and maintenance requirements. Given that Cornwall has a higher percentage of self-employed residents and lower average salaries compared to the UK average, understanding ongoing property costs is important for budget planning.

For those purchasing off-plan or at early construction stages, we also offer pre-completion inspections to ensure the property meets expected standards before you complete. This can be invaluable in identifying issues that need addressing before you move in, saving time and money on remedial works later. Our team has experience inspecting properties across all the new developments in the Roche area and understands what to look for in newly constructed homes.