RICS Level 2 Survey in St Gennys

The RICS Level 2 Survey, previously known as the HomeBuyer Report, provides a comprehensive visual inspection of all accessible areas of your chosen property. Our chartered surveyors examine the roof structure, walls, windows, doors, damp proofing, and integral fixtures, producing a detailed report that highlights both urgent defects and potential future maintenance concerns. In St Gennys, where many properties date from the C17 and feature traditional construction methods, this thorough assessment proves particularly valuable for identifying age-related issues that might not be apparent during a casual viewing.

The report employs a clear traffic light rating system to indicate the severity of issues found: red for serious defects requiring urgent attention, amber for matters needing future repair, and green for satisfactory condition. Each flagged item includes a clear explanation of the problem, its likely cause, and recommended next steps, enabling you to negotiate repairs or price adjustments with the vendor before completing your purchase. This transparency proves invaluable in the St Gennys market, where properties frequently change hands at significant sums.

For properties in St Gennys, our surveyors pay particular attention to the specific construction challenges presented by local geology and traditional building methods. The carboniferous bedrock, historic slate mining activity at locations like Mineshope, and the prevalence of cob and stone construction all present unique considerations that our local expertise ensures are properly assessed. We know how these traditional materials perform in Cornwall's damp climate and can identify the early signs of deterioration that might concern less experienced assessors.

The survey also includes thermal efficiency observations, which prove particularly relevant for older properties in St Gennys where insulation standards may fall below modern expectations. Our report highlights areas where improvements could be made and estimates the likely cost implications, helping you plan for future expenditure alongside any immediate repairs identified.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp and timber decay
• Plumbing and electrical fittings
• External joinery
• Garage and outbuildings
• Thermal efficiency notes

St Gennys presents unique surveying considerations that make a professional RICS Level 2 Survey particularly valuable. The entire parish lies within the Cornwall National Landscape, meaning properties here often fall under strict planning constraints that can affect renovation options and maintenance approaches. The area's geology, characterised by the Crackington Formation of carboniferous rocks, combined with historic mining activity at locations like Mineshope where a former Wolframite, Lead, and Zinc mine operated, means some properties may sit in areas where ground stability requires careful assessment. Our surveyors understand these local geological factors and know how to identify signs of ground movement or instability that might affect buildings in these areas.

The traditional building methods prevalent in the area, including cob construction, granite, and Polyphant stone masonry, require specific expertise to evaluate properly. Our surveyors understand how these materials perform in Cornwall's damp coastal climate and can identify issues such as penetrating damp, stone decay, or cob wall deterioration that might concern less experienced assessors. Properties like the C17 Pengold Farmhouse or the historic School House built around 1870 represent the type of older construction where detailed knowledge proves essential. We have inspected numerous similar properties throughout the area and understand the typical defect patterns that affect these traditional buildings.

Additionally, the high concentration of Listed buildings throughout the parish means many properties will have heritage considerations that affect what repairs and alterations are possible. The parish contains numerous designated buildings including Higher Tresmorn (Grade II*), Barn About 5 Metres North of Pengold Farmhouse, Berts Cottage, Cleave, Downs View, East Dizzard Farmhouse, Fry's Cottage and Fry's Farmhouse, Hallagather, Higher Hill, Holy Well of St Gennys, Lower Tresmorn, Ludon Farmhouse, Manor Farmhouse, and Pengold House and Pengold Cottage. Our survey reports include guidance on Listed building implications, helping you understand any constraints that may apply to future maintenance or renovation work.

The coastal location of many St Gennys properties also means exposure to salt-laden air, which accelerates corrosion of metal fixtures and deterioration of certain building materials. Our surveyors specifically look for signs of salt corrosion on external metalwork, weathering of stone surfaces, and moisture penetration that can affect properties in this exposed coastal position. The area's designation as a Site of Special Scientific Interest (SSSI), Special Area of Conservation (SAC), and Heritage Coast further confirms the environmental significance of this coastline and the importance of proper property maintenance.

Through our extensive work surveying properties throughout the St Gennys area, we have identified several defect patterns that recur regularly in local properties. Understanding these common issues helps you know what to expect from your survey and ensures you can budget appropriately for any remedial work required. Traditional stone and cob buildings in the parish frequently show signs of penetrating damp, particularly in exposed elevations that bear the full brunt of prevailing winds off the Atlantic. This moisture penetration can lead to internal plaster damage, timber decay in floor structures, and deterioration of internal finishes if left unchecked.

Stone decay affects many properties in the area, where the local granite and Polyphant stone can suffer from frost shedding, salt crystallisation, and general weathering. Our surveyors carefully examine stonework for signs of spalling, delamination, and mortar joint deterioration that can compromise the structural integrity of walls. The historic mining activity in the area, particularly around Mineshope, means some properties may be affected by ground movement related to former mining operations, and we specifically look for signs of subsidence or settlement that might indicate underlying issues.

Roof defects are commonly identified in St Gennys properties, where traditional slate and thatched roofs suffer from age-related deterioration, slipped tiles, and damaged flashings. Many properties in the parish retain their original roof coverings, which while characterful, may be approaching or beyond their expected lifespan. Our surveyors assess the condition of roof coverings, check for signs of past or current leakage, and evaluate the remaining life expectancy of roofing materials. Additionally, we inspect chimney stacks and parapet walls, which are particularly vulnerable to deterioration in the exposed coastal environment.

timber frame and joinery issues also feature prominently in our surveys of St Gennys properties. Window frames, door frames, and external joinery throughout the parish are subject to accelerated decay due to the combination of moisture exposure and salt-laden air. We check all external timber for signs of rot, insect attack, and water damage, ensuring you have a complete picture of any remedial work required before completing your purchase.