RICS Level 2 Survey in St. Dominick

Our RICS Level 2 Survey provides a comprehensive inspection of the property's accessible areas, identifying any visible defects or issues that could affect the value or safety of the property. The survey includes a thorough examination of the roof structure, walls, floors, windows, doors, and damp proof courses. We check for signs of subsidence, structural movement, water penetration, and rot in timber elements. The report includes clear ratings for each defect found, from "urgent" matters requiring immediate attention to "cosmetic" issues that can be addressed over time. Our inspectors use moisture meters to detect damp, thermal imaging where appropriate, and their trained eyes to spot defects that would escape the average buyer.

For properties in St. Dominick, our surveyors pay particular attention to the age-related issues common in the area's older housing stock. Many homes here were built between 1800 and 1911, meaning they often feature traditional lime mortar pointing, original slate roofs, and cast iron rainwater goods. Our inspectors assess whether these historic features are in good condition or require maintenance. We also examine any extensions or alterations, checking that they have been properly constructed and don't compromise the building's structural integrity. When we survey a Victorian Riverside Home along the Tamar, we know exactly what to look for in those characteristic bay windows and original fireplaces.

The Level 2 survey includes a visual inspection of services such as plumbing, electrical wiring, and heating systems. We cannot dismantle or test these systems, but we can identify obvious defects, outdated installations, or safety concerns that warrant further investigation by a qualified tradesperson. This is particularly valuable in St. Dominick where older properties may still have original Victorian-era electrics that don't meet current regulations. We note the condition of the consumer unit, check whether wiring appears modern or dated, and flag any obvious safety hazards. Where we see cast iron bath panels or original lead piping, we know these often require replacement during renovation.

We inspect boundary walls, outbuildings, and grounds as part of our standard Level 2 assessment. Many properties in St. Dominick come with traditional stone outbuildings or former barns that form part of the charm but may require structural assessment. We check retaining walls near the road, as the village's sloping topography can put pressure on boundary structures. Our report will clearly identify any issues with garages, sheds, or detached studios that might be included in the sale.

• Roof structure and covering condition
• Wall construction and structural integrity
• Damp and rot in timber elements
• Windows, doors, and joinery
• Plumbing and electrical visible installations
• Boundary walls and outbuildings

Our experience surveying properties throughout the Tamar Valley area has identified several recurring issues that buyers should be aware of. Damp penetration is one of the most common problems, particularly in period properties with solid walls that lack modern cavity wall insulation. Our surveyors use moisture meters to detect damp and can advise on appropriate remediation measures. In properties built with solid stone walls, which are common in St. Dominick, damp can travel through the masonry itself, especially where lime mortar has deteriorated. We check floor levels relative to external ground levels, as properties built into hillsides often suffer from penetrating damp.

Roof condition is another frequent concern, with many original slate roofs now approaching or exceeding their expected lifespan. Properties built in the Victorian and Edwardian periods typically used Welsh slate, which is durable but can become brittle over time. We inspect for slipped tiles, damaged verges, and the condition of lead flashings around chimneys and dormer windows. In the St. Dominick area, we've noted that many roofs have original cast iron rainwater goods that can be corroded and requiring replacement. Our report will flag any signs of active leakage or historical water staining that suggests ongoing roof problems.

Structural movement and settlement cracks are occasionally observed in older properties, particularly those built on clay subsoil that contracts and expands with seasonal moisture changes. Cornwall's geology means clay soils are present in many areas, and properties can experience subtle movement over decades. Our surveyors assess whether any cracks are historic and stable or indicate ongoing movement requiring further investigation. We measure crack widths, monitor their pattern, and check whether door frames and windows still operate correctly, as these can indicate structural movement that needs attention.

Electrical installations in older properties often require updating to meet current regulations. We cannot test the electrical system, but we can visually assess whether the consumer unit, wiring, and socket outlets appear modern and safe. In properties with original Victorian-era electrics, we commonly find outdated fabric-covered wiring, porcelain fuse carriers, and consumer units that don't meet modern safety standards. Where we identify potential concerns, we recommend a qualified electrician to conduct a fuller inspection and test. Similarly, heating systems and plumbing are visually assessed for obvious defects, age-related concerns, or signs of previous leaks.