RICS Level 2 Survey St. Kew, Cornwall

Our RICS Level 2 Survey provides a thorough visual inspection of all accessible areas of the property. We examine the walls, roof, floors, doors, windows, and plumbing and electrical systems, giving you a comprehensive overview of the property's current condition. The survey includes a clear traffic light rating system that highlights defects by severity - red for urgent issues requiring immediate attention, amber for defects that need future repair, and green for areas in satisfactory condition. This straightforward system helps you quickly identify which issues need urgent attention and which can be addressed over time.

For properties in St. Kew and the surrounding North Cornwall area, our surveyors pay particular attention to issues commonly found in the region's housing stock. Traditional stone-built cottages and farmhouses, which make up a significant portion of the local housing, often present challenges with damp penetration, especially in properties with solid walls that lack modern damp-proofing. Our inspectors examine these properties thoroughly, looking for signs of damp staining, salt efflorescence, and timber decay that could indicate longer-term moisture problems. We understand that lime mortar, while traditional and appropriate for these buildings, requires careful assessment as it can deteriorate over time, allowing moisture to penetrate stonework.

The RICS Level 2 Survey also includes a market valuation and an insurance rebuild cost assessment. This is particularly valuable in St. Kew, where property values have increased by 2% over the past year, and understanding the current market context helps you negotiate effectively. Our report provides an independent assessment that stands up to scrutiny, giving you confidence in your property investment. The rebuild cost assessment is essential for ensuring you have adequate insurance cover, particularly for older properties where rebuild costs can exceed market value due to the cost of traditional materials and specialist craftsmanship required in Cornwall.

We assess all accessible areas systematically, beginning with the exterior of the property and working through each internal zone. Our surveyors examine the condition of the roof covering, looking specifically at the slate tiles common to this area, checking for slipped or broken slates and assessing the condition of ridge pointing. We inspect gutters and downpipes for blockages or damage, and examine the condition of fascias and soffits where applicable. Inside the property, we assess the condition of walls, floors, and ceilings, looking for signs of movement, dampness, or timber defects. We also observe the condition of kitchen and bathroom fittings, and note any obvious deficiencies in the electrical or plumbing installations that we can identify through visual inspection alone.

• Visual inspection of all accessible areas
• Damp and timber decay assessment
• Roof condition evaluation including slate and ridge details
• Electrical and plumbing observations
• Market valuation and rebuild cost
• Traffic light defect rating system

Properties in St. Kew and the wider North Cornwall region present specific challenges that our surveyors know to look for. The traditional stone construction common to the area, while visually appealing and characterful, often lacks the damp-proofing systems found in newer properties. Lime mortar pointing, which was traditionally used in Cornish stone walls, can deteriorate over time, allowing moisture penetration that leads to internal damp problems. Our surveyors examine pointing condition carefully, noting where mortar has eroded or where stonework shows signs of water staining. Properties built with solid walls are particularly susceptible to penetrating damp, especially during the wet Cornwall winters when driving rain can force moisture through porous stone and mortar joints.

Slate roofs are a distinctive feature of properties across the St. Kew area, but these older roofs frequently require maintenance. Slipped or broken slates, deteriorated pointing along ridge lines, and timber decay in rafters and purlins are all common findings in our surveys of period properties. The local geology, primarily Devonian slate and sandstone, means that while shrink-swell clay risk is lower than in other regions, localised ground movement can still occur, particularly near trees or where drainage is poor. We carefully examine roof spaces where accessible, looking for signs of timber beetle activity, fungal decay, or structural movement that might indicate underlying issues requiring further investigation.

Many properties in St. Kew date from before 1919, featuring original electrical systems and plumbing that fall far short of current regulations. Rewiring may be needed, and we always note where visible electrical fixtures appear dated or where we cannot fully assess due to limited access. Similarly, old lead or galvanised steel pipework, still found in some older cottages, often requires replacement to meet modern water quality standards and prevent leaks. We cannot remove covers or access concealed areas, but we note the age and condition of visible installations and recommend further investigation by qualified electricians and plumbers where concerns are identified.

Cornwall is classified as a high radon area, and properties in and around St. Kew may be affected by this radioactive gas. While our RICS Level 2 Survey includes a visual inspection for radon indicators, such as measuring specific reading triggers or noting any radon remediation measures already in place, we cannot perform a full radon measurement without specialist equipment. We always recommend that buyers commission a separate radon test, particularly for properties without existing radon barriers or positive ventilation systems. If elevated radon levels are detected, mitigation measures such as sub-slab suction systems or positive ventilation units can effectively reduce concentrations to safe levels.

The agricultural heritage of the St. Kew area means that some properties may have been converted from farm buildings or sit adjacent to working farmland. We note any potential issues arising from this, such as the presence of asbestos in older agricultural buildings or the need for specialist damp surveys in properties that were historically unheated. Properties near farmland may also have different drainage characteristics, and we pay attention to the condition of septic tanks and drainage systems, which are common in rural areas not connected to mains sewage.

The village of St. Kew, with its population of around 1,200 residents, offers a quintessential Cornish rural lifestyle. The historic parish, featuring the Grade I listed St. James' Church, includes many period properties that benefit from professional surveys before sale. The local economy, driven by agriculture, tourism, and small businesses, attracts buyers seeking a quieter pace of life while remaining within reach of larger towns like Wadebridge and Bodmin. The area is popular with those working remotely or seeking a holiday home, adding to the diverse buyer profile in the village.

The desirability of the St. Kew area for second homes and holiday lets also influences the local property market. This can affect both pricing and the condition of properties, as some buy-to-let properties may have been less well-maintained than owner-occupied homes. A thorough RICS Level 2 Survey helps you understand exactly what you're purchasing, regardless of whether the property is intended as a family home, holiday retreat, or investment property. Investors in particular benefit from our detailed assessment of condition and our rebuild cost assessment, which helps calculate accurate yield projections.

With just 10 property sales in St. Kew over the past year, comparables can be scarce, making the independent valuation provided with your RICS Level 2 Survey particularly valuable. Our market assessment takes into account local conditions, recent sales data, and the specific characteristics of your property, giving you confidence that you're paying a fair price in the current St. Kew market. Our valuation is RICS compliant and can be relied upon by mortgage lenders, providing additional reassurance for buyers requiring financing.

Properties in St. Kew span many architectural periods, from medieval farmhouses to mid-century detached houses. This variety means that each property presents unique survey considerations. A cottage built in the 1700s will have very different characteristics from a house constructed in the 1970s, and our surveyors understand how to assess each type appropriately. The RICS Level 2 Survey is designed for conventional properties, which covers the majority of homes in St. Kew, but we always advise if we believe a more detailed RICS Level 3 Building Survey might be more suitable for particularly complex or historic properties.