RICS Level 2 Homebuyer Survey in Helston TR13

Our RICS Level 2 Homebuyer Survey provides a thorough visual inspection of all accessible areas of the property, including the roof space (where safe access is possible), external walls, foundations, damp courses, and integral fixtures. Our surveyor will assess the condition of key structural elements, identify any signs of movement or subsidence, and check for common defects such as damp penetration, timber decay, and roof deterioration. In the TR13 area, where many properties feature traditional Cornish construction including local killas stone and slate roofing, our inspectors know exactly what to look for and can accurately assess the condition of these period features.

The survey includes a comprehensive evaluation of the property's services, covering electrical systems, plumbing, heating, and drainage, noting any outdated or potentially dangerous installations that require immediate attention or future upgrading. We will also identify any urgent defects that require immediate attention, as well as issues that may require future maintenance budgeting. For properties in the TR13 area, this is particularly relevant given the age profile of housing stock, with many homes dating from the pre-1919 period through to post-war developments, each presenting their own specific maintenance requirements and potential problem areas.

Upon completion of the inspection, you will receive a detailed RICS Homebuyer Survey Report that clearly explains our findings using traffic light ratings: red for urgent defects requiring immediate attention, amber for issues that should be investigated further, and green for satisfactory conditions. The report includes practical advice on repairs and maintenance, estimated costs for any significant works, and guidance on how to proceed with your purchase based on the findings. This level of detail is invaluable for properties in the TR13 area, where the mix of historic buildings, conservation restrictions, and newer developments requires experienced assessment.

We include insurance reinstatement cost assessments in our reports, which is particularly useful for mortgage purposes and ensures you have accurate information for building insurance quotes. This calculation reflects the cost of rebuilding the property from scratch in the event of total loss, accounting for local construction costs and regulatory requirements in the Cornwall area.

• Visual inspection of all accessible areas
• Identification of defects and structural issues
• Assessment of services and utilities
• Traffic light rating system for clarity
• Repair estimates and maintenance advice
• Insurance reinstatement costs

The housing stock in the TR13 area presents several common issues that our RICS Level 2 surveys frequently identify. Damp problems are particularly prevalent in older properties, where the absence of modern damp-proof courses or the use of solid wall construction can lead to rising damp and penetrating damp issues. Properties in the Helston conservation area, with their historic stone walls and traditional building methods, are especially susceptible to these problems, particularly during the wet Cornish winters when driving rain can penetrate even well-maintained render finishes. We routinely find properties on streets like Meneage Street and Coinagehall Street requiring damp remediation work.

Roof condition is another significant area of concern, with many properties featuring older slate roofs that have surpassed their expected lifespan. Our inspectors regularly identify slipped slates, perished lead flashings, and deteriorating mortar on ridge tiles that can lead to water ingress and internal damage. Timber defects, including woodworm infestation and both wet and dry rot, are also commonly found in older properties where ventilation may be inadequate or where historical damp issues have gone untreated. These problems can be expensive to rectify and provide essential negotiating leverage when discussed with the seller.

Outdated electrical wiring and plumbing systems are frequently identified in properties built before the 1980s, with many homes in the TR13 area still operating with original installations that do not meet current safety standards. Our surveyors will note these issues and recommend further investigation by qualified electricians and plumbers. Additionally, while the underlying geology of slate and granite generally presents lower shrink-swell risk compared to clay-heavy areas, localised subsidence can occur, particularly near mature trees or in areas with historical mining activity. Cornwall's mining heritage means that some properties may require a specialist mining search, which our surveyors can advise on if concerns are identified during the inspection.

Surface water flooding has become increasingly relevant in Helston town centre during heavy rainfall events, where drainage infrastructure can struggle with sudden downpours. Properties in lower-lying areas or those with private drainage systems should receive particular attention during the survey process.

The TR13 area has seen significant new build development in recent years, with several active developments offering opportunities for property purchasers. Trehenlis Gardens on Clodgey Lane, developed by Persimmon Homes, offers a range of 2, 3, and 4-bedroom properties with prices starting from around £304,995 for a 3-bedroom property up to £465,000 for larger detached homes. Boquio Farm on Farms Common features newly completed 2 and 3-bedroom homes around the £395,000 mark, while Gwel An Porth in nearby Porthleven offers traditional-style 2, 3, and 4-bedroom homes.

More recent additions to the new build landscape include Trevithick Manor (TR13 0GA), a Vistry Group development offering 2, 3, and 4-bedroom homes from approximately £270,000 to £450,000. Gilly Parc, also on TR13 0GA and developed by Gilbert & Goode, provides another option with prices generally ranging from £250,000 to £400,000. The View development by Coastline Housing offers more affordable options, with open market homes typically ranging from £200,000 to £300,000, including some affordable housing provisions.

While new build properties may seem to require less extensive surveying than older homes, a RICS Level 2 Survey remains valuable for identifying construction defects, snagging issues, and problems that may have arisen during the building process. Even newly constructed properties can suffer from issues such as incomplete work, substandard materials, or design flaws that only become apparent upon detailed inspection. Our surveyors can identify these issues and provide you with the information needed to request corrections from the developer before legal completion takes place. For new builds, the survey provides reassurance that your investment is sound and meets the expected standards of quality.

We also check that smoke detectors, carbon monoxide alarms, and other safety installations required under current building regulations are properly fitted and functioning. This is particularly relevant for new builds where building control completion certificates should be in place.