RICS Level 2 Home Survey in St Goran

The RICS Level 2 Home Survey, formerly known as the HomeBuyer Report, provides a detailed assessment of a property's condition without the comprehensive analysis of a Level 3 Building Survey. Our inspectors examine the main structural elements, external walls, roof, dampness, and insulation throughout the property. In St Goran, where many properties are period homes dating back to the 18th and 19th centuries, this level of inspection is particularly valuable for identifying common issues such as rising damp in thick granite walls or deterioration of traditional lime mortar pointing. We have found that properties in Gorran Churchtown and the older parts of Portmellon often require careful assessment of their solid wall construction, as these traditional buildings were built without the cavity walls found in modern construction.

We specifically check for defects that affect the value of the property and provide clear ratings using the RICS traffic light system. Red indicates serious issues requiring urgent attention, amber highlights matters that need negotiating with the seller, and green confirms that no significant problems were found. Our surveyors also provide specific advice on repairs and maintenance, which is especially useful for owners of listed buildings who need to understand heritage considerations. When we surveyed a property on the edge of the conservation area last year, we identified significantrepairs needed to traditional slate roofing that had been poorly patched with modern materials, advice that helped the buyer negotiate a £8,000 reduction in the purchase price.

For properties in St Goran, our surveyors pay particular attention to the specific challenges of the local environment. The coastal location means salt air can accelerate corrosion of metal elements, while the clay soils common across parts of Cornwall can cause foundation movement through shrink-swell behaviour. We also check for any signs of past mining activity that might affect ground stability in certain areas of the parish. Our local knowledge means we know which roads and areas have historically been affected by mining concessions, and we can advise if a more detailed ground investigation might be warranted.

• Structural walls and foundations
• Roof structure and covering
• Dampness and timber condition
• Windows, doors, and joinery
• Services (gas, electric, water)
• Energy efficiency assessment

Properties in St Goran face several specific challenges that our surveyors are trained to identify. The coastal location means many homes are exposed to salt-laden winds that can accelerate weathering of external surfaces, particularly on properties close to Gorran Haven or the cliff tops. Traditional rendering and paintwork may show signs of salt damage, while metal fixtures and fittings can suffer from accelerated corrosion. Our surveyors examine these elements carefully and note any deterioration that might require maintenance. We have seen properties where decorative ironwork on windows and doors has been significantly affected by salt corrosion within just a few years of installation in exposed positions.

The geology of Cornwall presents another consideration for property buyers. Parts of the St Goran area contain clay-rich soils that can expand and contract with moisture levels, causing foundation movement known as shrink-swell. While this is a natural process, it can lead to cracks in walls and structural movement over time, particularly in older properties with shallower foundations. Our surveyors look for signs of past movement and can advise on whether further investigation by a structural engineer might be appropriate. The most recent planning application for 18 dwellings at Land North West Of Gorran Churchtown was dismissed partly due to concerns about ground conditions, highlighting the importance of understanding local geology.

Historical mining activity in Cornwall also means some areas may have potential for ground instability. While our Level 2 survey is a visual inspection and does not include ground investigations, our surveyors are familiar with the signs that might indicate past mining activity and can advise if a more detailed investigation would be prudent. This local knowledge is particularly valuable in an area like St Goran, where the underlying geology can vary significantly across short distances. We also note that flood risk is a concern within the parish, particularly as any future development could increase pressure on existing drainage systems, and we check for any signs of past flooding or water ingress.

The St Goran Community Land Trust completed a project in mid-2016, converting the former school house and school room in Gorran Churchtown into 5 flats, demonstrating the ongoing interest in heritage buildings in the area. Properties that have been converted from historic buildings may have specific issues related to their previous use that our surveyors can identify, including hidden structural changes or modifications to historic fabric.

• Coastal weathering exposure
• Clay soil shrink-swell risk
• Historical mining activity
• Conservation area requirements
• Traditional building materials
• Flood risk considerations