RICS Level 2 Survey in Sithney

Our Level 2 HomeBuyer Survey is specifically designed for properties in reasonable condition, typically those built after 1960 with conventional construction methods. In Sithney, where we see a mix of traditional Cornish cottages with granite and slate construction alongside newer detached homes, this survey type provides the ideal balance of thoroughness and practicality. Our inspectors examine all accessible areas of the property, including the roof space (where safe to access), external walls, foundations, dampness levels, and the condition of key fixtures like windows, doors, and plumbing. We also check outbuildings, boundary walls, and any other structures included in the property sale.

The survey includes a thorough assessment of the property's structure, identifying any signs of subsidence, movement, or structural weakness. Given Cornwall's mining history and the presence of older properties in Sithney, our surveyors pay particular attention to foundations and ground conditions. We check for evidence of cracking, uneven floors, and doors or windows that don't close properly, all of which could indicate underlying structural issues. The report also covers the condition of the roof, including tiles, flashings, and any flat roof sections, as well as the state of gutters and drainage systems that prevent water from penetrating the building fabric.

Beyond structural elements, our Level 2 survey examines the property's weather resistance, checking for signs of damp penetration, rot, or timber decay that commonly affect older Cornish properties. We assess the condition of walls, both internally and externally, looking for cracks, spalling brickwork, or render defects that could allow water ingress. The survey also includes an evaluation of the property's insulation and energy efficiency, which is particularly relevant for older properties that may lack modern thermal standards. Our detailed report gives you a clear RAG (Red, Amber, Green) rating for each element, making it easy to understand which issues require immediate attention and which are less urgent.

We also examine the property's services, including electrical installations, plumbing, and heating systems. While we don't test these systems in the same way as a qualified electrician or gas engineer, we do identify obvious defects, outdated wiring (such as rubber or fabric-covered cables commonly found in properties pre-1980), and installations that don't appear to meet current safety standards. Our report will recommend where you need to bring in specialist contractors to carry out more detailed investigations before you complete your purchase.

• Structural integrity and foundations
• Roof condition and drainage
• Damp and moisture assessment
• Electrical and plumbing condition
• Window and door operation
• Insulation and energy efficiency
• External walls and render
• Boundary walls and outbuildings

Sithney's housing stock presents unique challenges that our surveyors are well-equipped to handle. The village contains numerous traditional properties constructed with local materials including granite, slate, and cob, each with their own characteristic defects. Granite-walled cottages, while durable, can suffer from mortar degradation between stones, particularly in exposed positions where wind-driven rain has eroded the pointing over decades. Slate roofs, while traditional to Cornwall and aesthetically pleasing, become brittle over time and may develop leaks as fixings corrode. Our inspectors understand these local construction methods and know exactly what to look for when assessing a property's condition, having inspected hundreds of similar properties throughout West Cornwall.

The presence of several Grade II Listed Buildings in Sithney, including Anvower Mill, various barns at Gwavas Farm, and structures at Truthall, indicates the historical significance of the area. While listed buildings typically require a more detailed RICS Level 3 Survey, our Level 2 survey is appropriate for many properties in the area that, while old, are not formally listed. The older housing stock in Sithney, with properties dating back to the 17th century and beyond, often lacks modern damp-proofing and may have original electrical systems that don't meet current safety standards. Our surveyors can identify these issues and advise whether a more comprehensive Level 3 survey might be appropriate for your particular property.

Cornwall's mining legacy can occasionally affect properties in the region, with potential ground instability from historical mining activity. While Sithney itself is not in a high-risk mining area, our surveyors remain vigilant for any signs of ground movement or subsidence that could relate to historical mining. We look for characteristic signs such as unusual crack patterns, stepped foundation movement, or doors and windows that have shifted out of their frames. Additionally, properties in rural Cornwall can be affected by drainage issues, particularly those with private septic tanks or soakaways that require regular maintenance and may not meet current regulations. Our survey includes an assessment of drainage systems and advises on any potential issues that might affect the property's usability.

Flood risk in Sithney is generally very low according to government data, which is reassuring for buyers. However, properties in lower-lying areas near watercourses should still be checked for any history of flooding or water ingress. Our surveyors will note any evidence of previous flooding or damp issues that might not be apparent from a simple visual inspection. We also check the gradient of the land around the property and the condition of drainage systems to ensure surface water is properly directed away from the building.

Based on our experience surveying properties throughout Cornwall, we've identified several issues that commonly affect homes in the Sithney area. Damp and moisture problems are perhaps the most frequent defect we encounter, particularly in older properties that lack modern damp-proof courses or have solid walls without cavity insulation. Rising damp, penetrating damp, and condensation are all common in traditional Cornish cottages, especially those with solid stone walls. We've seen numerous properties where original solid-wall construction has allowed moisture to penetrate over years, leading to damaged plasterwork, mold growth, and deterioration of timber joinery. Our surveyors use moisture meters and visual inspection to identify these issues and recommend appropriate remedial measures.

Roof defects are another significant issue in the area. Many properties in Sithney feature traditional slate roofs that, while aesthetically pleasing and characteristic of Cornwall, can develop problems over time. Missing or slipped tiles, deteriorated ridge mortar, and corroded fixings all allow water penetration that can lead to internal damp and timber decay. Flat roof sections, often found on extensions or porches, are particularly prone to leaks and ponding water. Our inspectors carefully assess all roof conditions, checking not just the tiles or slates themselves but also the flashings, valleys, and parapet walls where water can penetrate. We note any areas where immediate repair is needed and those that will require monitoring or future attention.

Outdated electrical systems and plumbing are frequently encountered in older Sithney properties. Original wiring, often using rubber or fabric-covered cables that are now well past their safe operational life, poses a fire risk and won't meet current Building Regulations. We frequently see older fuse boxes with wooden backs or re-wirable fuses that should be upgraded by a qualified electrician. Similarly, lead or galvanised steel water pipes, common in properties built before the 1970s, can affect water quality and are prone to leaks and internal corrosion. Our survey reports highlight these issues and recommend appropriate remedial work or further investigation by qualified electricians and plumbers.

Structural movement, manifesting as cracks in walls or doors and windows that don't close properly, can occur in older properties due to ground movement, tree root interference, or simply the settling of the building over decades. While some minor movement is normal in older properties, our surveyors know how to distinguish between harmless settlement and more serious structural issues that might require further investigation by a structural engineer. We look for characteristic crack patterns, check the operation of doors and windows, and assess floors for levelness to build a complete picture of the property's structural integrity.