RICS Level 2 Survey in St. Erme

A RICS Level 2 survey, formerly known as a HomeBuyer Report, provides a comprehensive inspection of the property's condition without the invasive structural analysis of a Level 3 survey. Our chartered surveyors in St. Erme examine all accessible areas of the property, including the roof structure, walls, floors, windows, doors, and plumbing and electrical systems where visible. The survey then rates each element using a clear traffic light system - red for urgent repairs needed, amber for issues requiring attention, and green for satisfactory condition.

The Level 2 survey includes a thorough assessment of the property's value in the current market, taking into account local factors specific to St. Erme and the wider Cornwall housing market. If our surveyors identify any issues that might affect the property's worth, we provide clear advice on what repairs or further investigations may be necessary. This gives you powerful ammunition for negotiating with sellers or simply confirmation that your chosen property is a sound investment. We base our valuations on recent comparable sales in the TR4 9 area, ensuring the figure reflects genuine local market conditions.

For properties in St. Erme particularly, our surveyors pay special attention to common issues in Cornwall properties, including roof condition given the sometimes harsh coastal weather, damp penetration in older properties, and the condition of septic tanks and private drainage systems that are common in rural villages like St. Erme. The report includes practical guidance on maintenance matters that will help you keep the property in good condition going forward. We also check for any signs of past subsidence or movement, which can be a concern in some Cornwall areas with underlying geology.

The survey covers eight main areas of the property in detail. Each section receives a specific condition rating, and any areas that could not be inspected are clearly flagged with reasons - for example, if furniture prevented access to a specific area. This transparency ensures you know exactly what has been checked and what might need further investigation. Our surveyors carry all necessary equipment including damp meters, thermal imaging cameras where appropriate, and drone technology for roof inspections that would otherwise be inaccessible.

• Roof structure and covering
• Walls, foundations and damp assessment
• Windows, doors and joinery
• Plumbing and electrical visible components
• Floors and ceilings
• Garage and outbuildings
• Thermal efficiency observations
• Market valuation

Your RICS Level 2 survey report follows a standardized format that makes it easy to understand the condition of your potential new home in St. Erme. The report begins with a clear summary of the property's overall condition, followed by detailed sections examining each major building element. Each section uses the RICS traffic light system - red for urgent issues requiring immediate attention, amber for defects that need future repair, and green for satisfactory condition. This system was designed specifically to make survey results accessible to all buyers, regardless of their prior knowledge of property construction.

Beyond the condition assessment, your report includes a market valuation specific to St. Erme and the TR4 9 area, along with an insurance reinstatement figure that helps you understand adequate building insurance coverage. If the surveyor identifies any urgent matters, these are highlighted prominently so you cannot miss them. The report also includes a section on legal considerations that your solicitor should investigate further, such as any rights of way or planning constraints affecting the property. This legal section flags matters that might affect your enjoyment or use of the property.

One of the most valuable aspects of the Level 2 survey is the advice section, which provides practical guidance on ongoing maintenance and repairs. This helps St. Erme property owners understand what work may be required in the coming years and budget accordingly. For properties with unique characteristics - such as older cottages that may have traditional construction methods - our surveyors provide specific guidance on appropriate maintenance approaches. This forward-looking advice can save you significant money by helping you plan for future repairs rather than facing unexpected expenses.

The report also includes a section on energy efficiency, noting basic observations about the property's thermal performance. While this is not a full Energy Performance Certificate (EPC), it highlights obvious areas where heat may be escaping, such as single glazing, missing insulation, or drafty joinery. For St. Erme properties, many of which are older Cornwall cottages, these observations can be particularly useful as many traditional properties were not designed with modern energy efficiency standards in mind.

While every property is unique, our surveyors working throughout the St. Erme area have identified several issues that recur regularly in local properties. Older cottages in the village often show signs of damp penetration, particularly in walls that were not originally designed to cope with modern heating and ventilation patterns. This is especially common in properties that have been upgraded with central heating without adequate ventilation being added. Our surveyors use professional damp meters to assess the extent of any moisture issues and distinguish between penetrating damp and condensation, which require different remedies.

Roof conditions are another common finding, with many properties having original slate or clay tiles that, while often in reasonable condition, may require ongoing maintenance or repair. Given St. Erme's proximity to the Cornwall coast, salt-laden winds can accelerate the deterioration of roof coverings and related elements like fascias and soffits. Our surveyors inspect roof spaces where accessible, checking for signs of past or current leaks, the condition of rafters and battens, and the adequacy of insulation levels. Any missing or slipped tiles are noted as they can allow water ingress that may not be immediately visible from inside the property.

Properties in rural Cornwall like St. Erme frequently have private drainage systems, including septic tanks and soakaways. These systems require specific checks and our surveyors note their visible condition where accessible. Drainage issues can be expensive to put right, so identifying any problems early in the purchase process gives you valuable negotiating power. We check external manhole covers where visible and note any signs of blockages, leaks, or inadequate installation that might indicate the system needs attention.

Electrical installations in properties over 30-40 years old often require updating to meet current standards, and our surveyors will note any visible concerns with the consumer unit, wiring, or socket positions. While we do not conduct a detailed electrical test, we can identify obvious hazards and recommend that a qualified electrician inspect the installation fully. Given the age of many properties in the St. Erme area, this is a common recommendation that could prevent safety issues down the line.

Given the coastal location of St. Erme in Cornwall, properties can be exposed to salt-laden air that accelerates weathering of external surfaces, particularly on south and west-facing elevations. Our surveyors pay particular attention to the condition of render, paintwork, and any metal fixtures on external walls. Windows and doors in exposed positions may show premature deterioration that needs addressing to maintain weathertightness. We also check for any signs of structural movement that might indicate foundation issues, which while not common in this part of Cornwall, can occur in some soil types.