RICS Level 2 Home Survey in TR2 Truro

Our RICS Level 2 Home Survey provides a thorough inspection of the property's condition, focusing on all major visible elements including walls, roofs, floors, doors, and windows. In the TR2 area, our surveyors pay particular attention to issues common in Cornish properties - from the condition of traditional slate roofs to the presence of granite or cob wall construction that may require specialist knowledge. The survey includes a visual assessment of the property's structural integrity, identifying any signs of movement, damp penetration, or deterioration that could affect the building's long-term stability.

We examine the condition of critical systems including electrical installations, plumbing, and drainage. Many properties in the TR2 area, particularly those built before the 1970s, may have outdated electrical systems that have been subjected to decades of Cornwall's coastal climate - salty air and moisture can significantly accelerate the degradation of wiring and fittings. Our surveyors check the condition of the consumer unit, wiring age, and whether the electrical installation meets current safety standards. We also assess the plumbing system, looking for signs of corrosion, leaks, or outdated materials that might require immediate attention or future replacement.

The Level 2 survey also evaluates external elements including the condition of the roof covering, chimney stacks, gutters, and drainage systems. In TR2, where properties range from historic buildings with traditional slate roofs to modern homes, our inspectors assess the remaining lifespan of roofing materials, identify any slipped or missing tiles, and check the condition of flashings and pointing. We examine the gutters and downpipes for blockages or damage that could lead to water accumulation around the foundations - a particular concern in properties near the Fal river or in valley areas prone to surface water flooding.

Our inspection also includes an assessment of the property's grounds and any outbuildings. In the TR2 area, where properties may include large gardens, traditional Cornish hedges, or former agricultural outbuildings, we evaluate the condition of boundary walls, fencing, and any detached garages or stores. We also check the grading of the land around the property, as improper sloping can direct water toward the foundations - a significant concern in areas with high rainfall like Cornwall. According to DEFRA research, approximately 29,000 properties across Cornwall are exposed to surface water flooding, making proper drainage around foundations essential.

• Wall condition and structural integrity
• Roof, chimney and drainage systems
• Damp and moisture assessment
• Electrical and gas safety checks
• Windows, doors and joinery
• Floors, stairs and bannisters
• Ground conditions and drainage
• Outbuildings and boundaries

The TR2 area presents several property issues that our surveyors frequently encounter during Level 2 inspections. Dampness and mould are among the most common problems, particularly in older properties with solid stone or cob walls. Cornwall's high humidity, frequent rainfall, and sea breezes create challenging conditions for buildings. Many older properties lack modern damp-proof courses, and inappropriate modern repair techniques - such as applying non-breathable cement render or paint - can trap moisture within walls, exacerbating damp problems. Our surveyors identify the causes of dampness and recommend appropriate remedies that work with traditional building fabrics.

Structural movement and subsidence are significant concerns in the TR2 area due to Cornwall's complex geology. The county has a long history of mining activity, and undocumented historic mine features can lead to ground instability. Additionally, clay-rich soils in some areas are prone to shrink-swell movement with seasonal changes in moisture content. Our surveyors look for tell-tale signs including diagonal cracking in walls, doors and windows that stick or don't close properly, and sloping floors. We assess whether any movement is active and advise on the need for further structural engineering investigation.

Roofing problems are frequently identified in TR2 surveys, with issues ranging from slipped and missing tiles on older slate roofs to deterioration of flat roof coverings on extensions and conservatories. The severe weather that Cornwall experiences, including strong Atlantic winds and heavy rainfall, takes its toll on roofing materials. Our inspectors examine the condition of roof coverings, check the integrity of flashings around chimneys and valleys, and assess the condition of felt and decking on flat roofs. We also inspect loft spaces where accessible, looking for signs of past leaks, inadequate ventilation, and the condition of insulation.

Inadequate ventilation is another common issue we find, particularly in properties that have been modernised with new windows or insulated in recent years. While these improvements make homes more energy-efficient, they can inadvertently trap moisture inside the building fabric if ventilation hasn't been properly addressed. This leads to condensation problems, black mould growth, and accelerated timber decay in roof spaces and wall cavities. Our surveyors check that ventilation provisions are adequate for the property type and identify where improvements may be needed.

• Damp and condensation problems
• Roof defects and tile loss
• Structural movement and subsidence
• Outdated electrical installations
• Timber decay and pest infestation
• Drainage and gutter problems
• Inadequate ventilation
• Mundic block (pre-1965 properties)