RICS Level 2 Survey in Stithians

Our RICS Level 2 survey provides a comprehensive inspection of the property's visible and accessible elements. Our inspectors examine the walls, roof, floors, windows, doors, and critical systems including plumbing and electrics. In Stithians properties, we pay particular attention to the common issues affecting local housing stock, including the condition of traditional slate roofs, the presence of damp in stone-built cottages, and the state of older drainage systems that serve many properties in the village. We physically access the roof space where safe and practical, examine the sub-floor areas, and inspect outbuildings - all areas where significant defects can hide.

The survey includes a detailed assessment of any urgent defects that require immediate attention, typically within the next 12 months. Our inspector will also highlight areas that warrant further specialist investigation, such as the structural integrity of supporting beams in older properties or the condition of any listed building elements that may require conservation-specific expertise. We use a traffic-light rating system - red for urgent defects requiring immediate attention, amber for issues that will need attention soon, and green for satisfactory condition. This clear coding helps you prioritise repairs and negotiate with sellers.

We provide our findings in a clear, colour-coded report that categorises issues by severity - from urgent defects requiring immediate action to recommendations for future maintenance. The report includes clear photographs showing the specific problems identified, making it easy for you to understand exactly what you're purchasing and what investment may be needed. Every report includes a summary section at the front highlighting the most important findings, so you can quickly understand the property's condition before reading the detailed analysis. For properties in Stithians, we always include a specific section on local issues including drainage concerns and flood risk where relevant.

The Level 2 survey is designed for conventional properties up to around 2,000 square feet in reasonable condition. This covers the vast majority of properties in Stithians, from small terraced cottages to large detached family homes. If you're considering a particularly large property, a building of unusual construction, or a listed building, we may recommend a Level 3 Building Survey instead - we can advise on this when you book.

• Wall condition and structural movement
• Roof covering and flashings
• Damp and timber condition
• Windows, doors, and joinery
• Plumbing and drainage systems
• Electrical consumer unit and wiring
• Floor structures and foundations

Properties in Stithians span multiple eras, from historic cottages with granite rubble walls to modern detached homes. This variety means our surveyors encounter diverse construction methods and potential defects. Traditional stone cottages, common throughout the village, frequently show signs of damp penetration due to the age of their original lime mortar pointing and the natural porosity of local granite. Our inspectors are experienced in identifying both the causes and appropriate remedies for damp in these traditional buildings. We understand that old lime mortar needs different treatment to modern cement pointing - getting this wrong can actually trap moisture and cause worse problems.

The older housing stock, which makes up a significant proportion of properties in Stithians, often exhibits issues with outdated electrical wiring that does not meet current regulations. Many properties built before the 1970s still have their original consumer units and cabling, which may pose safety risks and require upgrading. Our Level 2 survey includes a visual inspection of the electrical consumer unit, wiring, and accessories, with clear recommendations where we identify potential hazards. We can't rewire the property, but we can flag the urgent need for a registered electrician to assess and upgrade the installation.

Roof conditions vary considerably across the village. Properties with original grouted scantle slate roofs, common on 19th-century miller's houses and traditional cottages, often require ongoing maintenance or eventual re-roofing. Our inspectors carefully examine roof slopes, flashings, chimneys, and gutters, documenting any deterioration, missing tiles, or signs of previous leaks that could indicate ongoing water ingress. In Stithians, we frequently see roofs where slates have been replaced with concrete tiles or corrugated sheets - while this may be functional, it can affect the character of traditional properties and may not be to everyone's taste.

Drainage is a particular concern in Stithians. The local sewage system has been described by residents as "not fit for purpose" and is frequently overwhelmed during heavy rainfall. Properties in lower-lying areas or near the stream that runs through the village may be particularly vulnerable to surface water ingress. Our surveyors examine guttering, downpipes, and drainage channels carefully, noting any signs of previous overflow or water staining that might indicate past flooding problems. We also check ground levels and hard landscaping that could direct water toward rather than away from the property.

• Damp and condensation in stone walls
• Slate roof deterioration and repairs
• Outdated electrical installations
• Drainage and guttering issues
• Structural movement and cracking
• Window and door joinery decay

While Stithians is primarily a village of older properties, there are some new build opportunities worth knowing about. The Little Acre development at Tresevern Croft has outline planning permission for two detached homes, while a four-bedroom detached house at Trembroath is marketed as a new build within walking distance of the village centre. If you're considering a new build property in or near Stithians, a Level 2 survey is still valuable - even recently constructed homes can have defects, and the survey provides valuable leverage with developers if issues are found.

New builds in the area have faced some controversy due to flooding concerns. The existing sewage system in Stithians has been under significant pressure, and planning applications for new homes have attracted objections from residents citing drainage concerns. When surveying new build properties, we pay particular attention to drainage connections, gradient levels around the property, and any flood mitigation measures that may have been installed. Even if a property is brand new, it still needs a thorough inspection - we've found defects in properties less than a year old.