RICS Level 2 Survey in TR2 4

Our RICS Level 2 survey provides a comprehensive inspection of the property's condition, covering all accessible areas both inside and outside the building. Our inspectors examine the walls, roof, floors, doors, and windows, along with the plumbing, electrical systems, and damp proofing measures. We assess the condition of any outbuildings and the general outside space, noting any visible defects or areas requiring attention. This visual inspection gives you a clear picture of the property's current state without invasive investigation.

In the TR2 4 area, where many properties date back to the Victorian or Edwardian periods, our survey pays particular attention to common issues found in older Cornish homes. The local housing stock includes character cottages with exposed stone features, rendered properties, and homes with traditional slate roofing. Our inspectors are experienced in identifying the specific problems that affect these older buildings, from rising damp in solid wall construction to wear on original roof coverings. We check timber joists, floorboards, and roof rafters for signs of rot or woodworm that can compromise structural integrity.

We provide a clear, easy-to-read report that highlights any areas of concern using a traffic light rating system. This tells you immediately which issues are serious and require urgent attention, which ones should be monitored, and which are purely cosmetic. The report also includes our professional advice on remedial works and estimated costs, helping you plan for any repairs or renovations the property may need. For properties in TR2 4 that are listed buildings or in conservation areas, we note any special considerations that may affect future alterations or maintenance.

Our surveyors use their experience of the local area to provide context-specific advice. When we inspect a property near Probus or Grampound Road, we know to pay extra attention to the signs of historical mining activity that can affect ground conditions. Similarly, properties near watercourses or in lower-lying areas get additional scrutiny for potential drainage issues that are common in this part of Cornwall.

• Walls, roof, floors, and foundations
• Windows, doors, and joinery
• Plumbing and electrical systems
• Damp and timber condition
• Outbuildings and boundaries

Our experience surveying properties across Probus, Grampound Road, and the surrounding TR2 4 villages means we know what to look for. The predominant building materials in this area include stone, rendered walls, and slate roofing, each presenting their own maintenance challenges. Stone walls, while durable, can suffer from mortar erosion and moisture penetration, particularly in the more exposed positions. Rendered properties may develop cracks or delamination over time, allowing water ingress that leads to internal damp problems.

Cornwall's geological makeup means some properties in the TR2 4 area may be affected by historical mining activity. While not all properties will be impacted, our surveyors are alert to signs of subsidence or ground movement that could indicate underlying issues. We recommend appropriate searches where necessary and flag any concerns in our report. The local clay soils can also cause shrink-swell movement, particularly in properties with trees or hedgerows close to the building.

Roof conditions are a frequent finding in our TR2 4 surveys. Many properties in this area have original or aging slate roofs that may have slipped tiles, degraded lead flashing, or timber decay in the rafters. We thoroughly inspect these critical elements and provide clear guidance on any repairs needed. Given the age of much of the local housing stock, outdated electrical wiring and plumbing are also commonly identified issues that our survey brings to light. We've found Victorian-era cast iron soil pipes, old rubber wiring, and lead water supplies that need updating.

Damp is perhaps the most common issue we encounter in TR2 4 properties. The combination of solid wall construction, age of properties, and Cornwall's wet climate means rising damp and penetrating damp are frequently identified. Our survey checks for signs of damp using visual assessment and moisture meters, then provides recommendations for remediation. We also see condensation issues in properties that have been modernised with double glazing but lack adequate ventilation.

• Rising, penetrating, or condensation damp
• Roof defects including slate slip and flashing failures
• Subsidence or movement from clay soils or mining history
• Outdated electrical installations
• Timber rot and woodworm in floor joists
• Inadequate insulation or ventilation