RICS Level 2 Survey in St. Michael Penkevil

The housing stock in St. Michael Penkevil presents unique considerations for buyers. This parish contains numerous properties dating back to the 18th century or earlier, including traditional Cornish cottages built with local killas stone, Pentewan stone, and rendered cob walls topped with Delabole slate roofs. These older construction methods, while beautiful and characterful, require experienced surveyors who understand how traditional materials perform over time and what maintenance issues to look for. Our team has inspected properties throughout the Fal valley, and we know that solid stone walls and cob construction behave differently from modern cavity wall builds.

Many properties in the area fall within or adjacent to conservation considerations, and the proximity to the River Fal means flood risk assessment forms an important part of any property evaluation. We note the proximity to watercourses and any visible signs of past flooding or water damage. The local geology, with its clay-rich soils, can contribute to subsidence risks, especially in older properties with shallower foundations, and our inspection covers these aspects thoroughly, assessing whether trees or drainage issues might be affecting structural integrity. The mining heritage of Cornwall, particularly the tin and copper mining that made the Boscawen family wealthy, means some areas may have historical ground stability considerations.

Properties in St. Michael Penkevil often feature distinctive architectural elements that our surveyors examine carefully. From the Newham stone (locally known as Truro porothy) used in Tregothnan to the Pentewan stone facings on historic cottages, each material has specific characteristics that affect long-term durability. We assess the condition of original pointing, which in older properties is often lime-based rather than cement, and note where repointing may be needed to allow the building to breathe properly. The steep pitched Delabole slate roofs common throughout the parish require particular attention to fixings, underlay condition, and mortar pointing to the ridge and hip tiles.

• Historic stone and cob construction
• River valley flood considerations
• Traditional slate roofing
• Mining heritage ground conditions
• Conservation area requirements
• Local stone deterioration patterns

The RICS Level 2 Home Survey, formerly known as the Home Buyer Survey, provides a comprehensive visual inspection of all accessible areas of your property. Our surveyor will examine the walls, roof, floors, doors, windows, and permanently fitted fixtures, producing a detailed condition report that highlights any defects, potential issues, and recommendations for further investigation where necessary. We photograph all significant findings and provide clear descriptions that help you understand exactly what work may be required.

In St. Michael Penkevil, where many properties feature solid walls rather than modern cavity wall construction, we pay particular attention to damp penetration and the condition of original damp-proof courses. Penetrating damp through weathered pointing or rising damp from ground levels affects numerous older Cornish properties, and our surveyors know exactly what to look for, from tide marks on internal walls to salt staining on external stonework. The local geology, with its clay-rich soils, can contribute to subsidence risks, especially in older properties with shallower foundations, and we assess whether trees or drainage issues might be affecting structural integrity.

The survey includes a clear traffic light rating system, making it easy to see which issues require urgent attention and which are minor matters for future consideration. Green ratings indicate no issues requiring immediate attention, amber ratings flag defects that should be monitored or repaired in due course, and red ratings highlight serious issues requiring urgent professional attention. We also provide market value and insurance rebuild cost assessments, which prove invaluable for mortgage purposes and for arranging appropriate building insurance cover for your new Cornish home. This is particularly important in an area with significant historic properties where rebuild costs may exceed market value due to specialist repair requirements.

• Visual inspection of all accessible areas
• Damp and timber condition assessment
• Roof and chimney evaluation
• Electrical and plumbing observations
• Thermal efficiency commentary
• Market value and rebuild cost
• Traffic light condition ratings

Given the age and character of much of the housing stock in this area, several issues frequently arise during our surveys. Dampness ranks among the most common concerns, particularly in properties with solid stone or cob walls where modern damp-proof courses may be absent or compromised. Penetrating damp through weathered pointing or rising damp from ground levels affects numerous older Cornish properties, and our surveyors know exactly what to look for. We check external ground levels relative to internal floors, the condition of existing damp-proof courses, and any evidence of water penetration through stonework or render.

Roofing problems also feature prominently, with Delabole slate roofs showing age-related wear, slipped tiles, and deteriorating mortar pointing. The harsh Cornish weather, including salt-laden winds from the coast, accelerates deterioration of external materials, and we carefully assess whether ongoing maintenance is required or significant repairs will be needed soon. Chimney stacks and flashings often require attention on period properties, and we examine the condition of lead flashings, mortar crowns, and any visible signs of water ingress around chimney breasts. Ridge tiles on slate roofs frequently become loose over time, particularly where original lime mortar has deteriorated.

Outdated electrical wiring and plumbing systems pose safety concerns in older homes. Properties that have not been updated since the 1970s or earlier may still have fabric-covered electrical cables, older consumer units, and galvanised steel or lead water pipes. Our survey highlights these issues and recommends further investigation by qualified electricians and plumbers. We note the type of consumer unit, whether modern RCD protection is fitted, and the visible condition of electrical accessories. For plumbing, we identify the type of water supply pipes and waste systems, noting anygalvanised steel or lead materials that should be replaced.

Timber defects, including wet rot and woodworm, affect external joinery and any exposed timber framing, particularly where ventilation is poor or damp conditions exist. Windows and doors in older properties often show signs of decay at bottom rails and sills, and we carefully probe timber elements where appropriate to assess their condition. Structural movement cracks may also be present in older properties, and we assess whether these appear active or historic, referring to appropriate specialists where significant movement is suspected.

• Rising and penetrating damp
• Slate roof deterioration
• Outdated electrical systems
• Structural movement cracks
• Timber rot and woodworm
• Inadequate insulation
• Chimney and flashing defects
• Outdated plumbing systems