RICS Level 2 Survey in St Germans

The historic village of St Germans contains a significant concentration of older properties that require careful inspection before purchase. Many homes in the village centre and surrounding hamlets were constructed using traditional solid wall construction with local stone and slate roofing materials. While these properties have character and charm, they often come with hidden defects that only an experienced surveyor can identify.

Our inspectors frequently encounter issues with damp in St Germans properties, particularly rising damp and penetrating damp caused by the age of materials and the lack of modern damp-proof courses. The local geology, with underlying Devonian slates and sandstones combined with superficial deposits of clay, can also create conditions for localised subsidence, especially where trees or poor drainage have affected foundations over time.

Properties near the River Tiddy and the Lynher estuary face additional environmental considerations. Fluvial flooding and surface water flooding are genuine concerns for homes in low-lying areas, and our surveyors document these risks thoroughly in their reports. Cornwall is also known for elevated radon levels, and properties in the St Germans area may require testing and potential mitigation measures.

The village centre around the Priory Church of St Germanus and Port Eliot Estate contains numerous Grade I and Grade II listed buildings, many requiring specialist surveys rather than standard HomeBuyer Reports. Our team understands the additional considerations required for historic properties and can advise whether a RICS Level 3 Building Survey would be more appropriate for your purchase.

Based on our experience surveying properties throughout the St Germans area, certain defects appear more frequently than others. Damp issues rank at the top of the list, affecting both older solid-wall properties and more modern homes that may have underlying construction problems. Our surveyors use visual inspection and moisture meters to identify areas of concern and recommend appropriate remediation. The age of many properties in the village means that original damp-proof courses may have failed or never been installed.

Roof condition is another significant finding in St Germans surveys. Many properties feature traditional slate roofs that, while durable, eventually suffer from slipped or broken slates, decaying timber, and deteriorating leadwork. The age of these roofing systems means our inspectors pay particular attention to the integrity of the structure and any signs of water ingress. We've seen numerous properties with roof issues that required immediate attention from roofing specialists.

Electrical and plumbing systems in older St Germans homes often require attention. Properties built before the 1970s typically have wiring and pipework that falls well below current standards, creating both safety concerns and potential insurance implications. Our survey reports highlight these issues and recommend further investigation by qualified electricians and plumbers. Many older properties in the area still have original consumer units that would not pass current electrical safety regulations.

The geological conditions in St Germans also require specific attention during our surveys. While the underlying Devonian slate and sandstone generally provides stable ground conditions, the presence of clay deposits in some areas can lead to shrink-swell movement affecting foundations. This is particularly relevant for properties with mature trees nearby or those with historical drainage issues. Our surveyors assess foundation walls for signs of movement and advise on any necessary investigations.

• Rising damp
• Penetrating damp
• Slate roof defects
• Timber rot and woodworm
• Outdated electrical wiring
• Old plumbing systems
• Subsidence
• Radon exposure

The St Germans property market presents unique considerations that make a professional survey essential. With 20 property sales in the last 12 months and prices ranging from flats at £165,000 to detached homes at over £526,900, the investment in a survey represents a small fraction of the property value but can save significant money and stress in the long run. a first-time buyer purchasing a terraced cottage or a family investing in a detached home near the river, our survey protects your investment.

The local economy in St Germans is largely driven by agriculture, tourism, and small local businesses, with the Port Eliot Estate being a significant employer in the area. Many residents commute to larger towns like Liskeard, Saltash, or Plymouth for work. This mix of local employment and commuter traffic affects the property market, with properties suitable for both permanent residents and those seeking holiday homes or retirement properties. Our surveyors understand these market dynamics and can advise on any issues that might affect your specific purchase.

Given that St Germans has a population of 1,424 across 630 households according to the 2021 Census, it's a tight-knit community where property issues can quickly become widely known. A thorough RICS Level 2 survey ensures you're not inheriting problems that could affect your enjoyment of the property or its future resale value. From identifying needed repairs to flagging potential safety issues, our report gives you the confidence to proceed with your purchase or negotiate appropriately.