RICS Level 2 HomeBuyer Survey in St. Juliot

Our inspectors approach every Level 2 survey in St. Juliot with a thorough, systematic methodology that reflects the specific challenges of Cornish property ownership. The survey begins with a visual inspection of all accessible areas of the property, including the roof space where safe access is possible, the sub-floor areas, and the exterior walls. We examine the condition of the building fabric, looking for signs of structural movement, water ingress, and material deterioration that could affect the property's value or safety.

Given the prevalence of traditional granite and slate construction in the St. Juliot area, our surveyors pay particular attention to the condition of these historic building materials. Granite, while remarkably durable, can suffer from frost damage and mortar erosion over time, particularly in the exposed positions many Cornish cottages occupy. Slate roofing, a hallmark of Cornish architecture, requires inspection for slipped or cracked tiles, failed hip coverings, and deterioration to the supporting timbers beneath. We frequently find that the traditional "scantle" slate roofs common in this area have specific vulnerability points that only experienced local surveyors would recognise.

We also assess the property's systems and installations, including electrical safety, plumbing condition, and heating systems. Older properties in the area may retain original installations that fall well below current regulations, and identifying these issues before you commit to purchase allows you to factor remediation costs into your decision or request the seller address them prior to completion. Our surveyors check consumer units, earthing arrangements, and the condition of visible pipework, noting where improvements would be required to meet current electrical and plumbing standards.

The external environment receives careful attention during our St. Juliot surveys. We assess boundary walls, which in this area are often traditional Cornish hedges consisting of earth and stone, along with any outbuildings that form part of the property. The local geology and topography are also considered, as properties in this part of Cornwall may sit above historic mine workings or on ground prone to movement. Understanding these site-specific factors helps us provide truly useful advice for buyers in this area.

• Structural walls and foundations
• Roof structure and covering
• Damp proof courses and ventilation
• Windows, doors, and joinery
• Chimneys and flues
• Plumbing and electrical installations
• Boundary walls and outbuildings

Our experience surveying properties throughout the St. Juliot and Boscastle areas has revealed recurring issues that buyers should be aware of before purchasing. Damp features prominently, with rising damp affecting many older cottages that lack proper damp-proof courses, while penetrating damp results from failed external render, deteriorated pointing, or damaged roof coverings allowing water to saturate wall structures. The coastal exposure many properties experience accelerates these problems, particularly where maintenance has been neglected during periods of seasonal occupancy. Cornwall's high rainfall and coastal winds mean that properties can deteriorate rapidly if gutters and roofs are not properly maintained.

Roofing defects constitute another frequent finding in our St. Juliot surveys. Traditional Cornish rooftops, while handsome, require ongoing maintenance, and we commonly encounter slipped slate tiles, deteriorated ridge tiles, and damaged flashings around chimneys that allow water ingress into the roof void. Flat roof sections, often found on extensions or porch additions, frequently show signs of ponding, membrane deterioration, and failed joint seals that require attention. The traditional method of "rag slating" using natural slate of varying sizes, while characteristic of the area, requires specialist knowledge to properly assess and may have different maintenance requirements than modern tiled roofs.

Timber decay poses significant risks in Cornish properties, where the damp climate provides ideal conditions for fungal growth. We frequently identify wet rot and dry rot in roof timbers, floor joists, and window frames, often resulting from inadequate ventilation or long-standing roof leaks. Woodworm activity, while sometimes superficial, can indicate underlying timber moisture problems that need addressing to prevent structural compromise. The combination of older construction methods and periods of seasonal occupation means that timber defects can develop unnoticed for years before becoming visible during a survey.

Structural movement and subsidence require particular attention in this part of Cornwall due to the area's mining heritage. While not every property is affected, our surveyors are trained to identify the tell-tale signs of movement that might indicate problems with historic mine workings below. Diagonal cracking, doors and windows that stick or don't close properly, and floors that slope or feel springy underfoot all warrant further investigation. We can advise on whether a full structural engineer's assessment is recommended based on what we find during the inspection.