RICS Level 2 Survey in St. Clether

A RICS Level 2 survey, formerly known as a HomeBuyer Report, provides a detailed assessment of a property's condition visible at the time of inspection. Our surveyors examine all accessible areas of the property, including the roof space where safe access is available, the exterior walls, and key internal elements such as windows, doors, and fixtures. We systematically inspect from foundation to roof, documenting the current condition of each element and identifying any defects that require attention.

The survey includes a thorough evaluation of the property's structure, identifying any signs of damp, rot, or timber defects that could affect the building's integrity. We check the condition of roof coverings, chimneys, and parapet walls, as well as the condition of plumbing, electrical installations, and heating systems where visible. In older properties typical of St. Clether, we pay particular attention to solid wall construction, traditional roofing materials, and the condition of any exposed timber framing.

Our report provides a clear traffic light rating system that highlights defects requiring immediate attention, those that need future repair, and those that meet acceptable standards. This straightforward approach helps you understand exactly what you're purchasing and allows you to negotiate appropriate terms with the seller. Each section of the report includes practical recommendations for addressing any issues identified.

The Level 2 survey also includes a review of legal matters that might affect the property, including any obvious boundaries, access issues, or planning and building regulation matters that we can identify during our visual inspection. While not a full legal conveyancing check, this helps flag potential concerns for your solicitor to investigate further.

• Structural integrity assessment
• Damp and timber detection
• Roof condition inspection
• Electrical and plumbing overview
• Thermal element review
• Legal considerations summary

Our surveyors regularly inspect properties throughout North Cornwall and have identified several issues that commonly affect homes in the St. Clether area. Traditional stone-walled cottages built with solid walls rather than cavity construction are particularly susceptible to penetrating damp, especially where pointing has deteriorated over time. We frequently find damp issues at ground floor level where external ground levels have risen over decades, bridging the damp proof course.

Roof conditions are a significant concern in this area. Many properties feature traditional slate or clay tile roofs that have been in place for decades. While these roofs can have long lifespans, we often find slipped tiles, degraded pointing to ridge tiles, and deterioration of valley gutters. In properties with thatched roofs, which can be found in the surrounding area, specialist inspection is always recommended beyond the standard Level 2 survey.

Timber defects are another common finding in older Cornish properties. We frequently encounter woodworm activity in roof timbers, particularly in properties that have been poorly maintained or left vacant. Rot affecting window frames, door frames, and external joinery is also prevalent, especially where original timber has been painted rather than properly maintained. Our surveyors use visual inspection techniques to identify these issues and assess their extent.

Electrical installations in period properties often require updating to meet current standards. We see many properties with original fuse boards, outdated wiring, and inadequate socket provision. While we only conduct a visual inspection of electrical installations, we flag concerns that should be investigated by a qualified electrician before completion.

• Penetrating damp in solid wall construction
• Deteriorated roof coverings and pointing
• Timber rot and woodworm
• Outdated electrical installations
• Chimney condition and flashing defects
• Foundation and subsidence concerns

St. Clether is a rural parish in North Cornwall characterised by traditional Cornish architecture. Properties in this area typically include period cottages constructed from local stone, rendered farm buildings converted into residences, and more modern additions built during the latter part of the twentieth century. The village and surrounding countryside contain a mix of housing stock that reflects Cornwall's agricultural heritage. Many properties are located in isolated positions along country lanes, away from main services.

The PL15 area around St. Clether contains a high proportion of older properties, with most housing stock predating 1919. These older buildings were constructed using traditional building methods that differ significantly from modern construction standards. Stone-walled cottages often feature solid walls rather than cavity construction, which can be more susceptible to penetrating damp if not properly maintained. Roofs are typically constructed with traditional slate or clay tiles, and understanding the condition of these elements is crucial for any buyer.

The limited number of properties sold in St. Clether means that comparable sales data can be challenging to obtain. With only around 24 properties changing hands in the past year, the market data is thin and can be significantly skewed by individual high-value sales. This makes a professional survey even more important, as it provides you with detailed information about the specific property you're considering rather than relying on limited market comparables.

Converted agricultural buildings are another feature of the St. Clether area. These former barns and farm buildings have been transformed into residential properties, often with characterful features such as exposed beams, vaulted ceilings, and original stonework. While these properties can be attractive, they frequently present unique inspection challenges including potential issues with converted roof spaces, underlying floor structures, and the integration of modern services into historic buildings.

• Stone-walled period cottages
• Converted barns and farm buildings
• Traditional slate roofing
• Solid wall construction
• Limited new build availability

Understanding local construction methods is essential for accurate property assessment in the St. Clether area. The predominant construction type in this part of North Cornwall is traditional solid-walled stone construction, typically with rendered external finishes. These walls were built without cavity insulation and rely on the breathability of the original materials to manage moisture. Modern insulation methods applied incorrectly to these walls can actually cause problems by trapping moisture within the structure.

Traditional Cornish roofs in the St. Clether area were typically constructed with timber rafters, either purlin-backed or principal rafter design, covered with local slate or clay tiles. Many properties also feature rubble-filled eaves where insulation may be minimal or absent. Our surveyors assess the adequacy of insulation, ventilation, and the condition of these traditional roof structures, noting any signs of past or current leakage.

Foundation depths in the St. Clether area vary considerably depending on the underlying ground conditions. Properties built on hillside sites may have stepped foundations or retaining walls that require careful assessment. While no specific mining activity has been identified in the immediate St. Clether area, our surveyors remain alert to signs of foundation movement or subsidence that could indicate ground instability.

Extensions and alterations to properties in this area have often been carried out over many decades, using varying construction methods and materials. We carefully assess the junction between original and modern construction, looking for signs of differential movement, water penetration, or structural inadequacy. This is particularly important where older buildings have been extended with modern brick or blockwork construction.

We understand that buying a property in a rural area like St. Clether presents unique considerations that our surveyors take into account. Properties may be more isolated, with access roads that can be narrow and difficult to navigate, particularly for larger vehicles. Maintenance costs for older buildings can be higher than in urban areas due to the specialist skills and materials often required. Our surveyors assess these factors when examining properties and providing recommendations.

Many properties in rural Cornwall rely on private water supplies, septic tanks or sewage treatment systems, and oil-fired or solid fuel heating systems. While these aren't covered in detail in a standard Level 2 survey, our inspectors will note their visible condition and recommend further investigations where appropriate. Understanding these systems is essential for budgeting ongoing maintenance costs, and we highlight any concerns we identify during our inspection.

The agricultural character of the St. Clether area means that some properties may be located near working farms or have historical agricultural buildings on site. Our survey reports highlight any potential issues related to these neighbouring uses, including noise, traffic, or odours that might affect your enjoyment of the property. We also note any overhanging trees from neighbouring land or boundaries in poor repair that could cause issues.

Properties in this area may also be affected by rural concerns such as listed building status or being within conservation areas. While our survey notes any obvious issues relating to these designations, we always recommend that buyers consult with the local planning authority and a specialist conservation surveyor when purchasing listed buildings. The additional costs of maintaining period features can be significant and should be factored into your purchasing decision.