RICS Level 2 Homebuyer Survey in TR20 9

The RICS Level 2 Homebuyer Survey provides a thorough inspection of the property's accessible areas, assessing the overall condition and identifying any significant issues that might impact the value or safety of the property. Our surveyors examine the walls, roof, floors, doors, windows, and joinery, as well as the plumbing, electrical systems, and damp-proofing measures. The survey uses a traffic light rating system to clearly indicate the condition of each element, with red indicating urgent issues requiring immediate attention, amber highlighting defects that should be addressed, and green confirming that no significant problems were found.

Unlike a basic mortgage valuation, which focuses primarily on the property's security for the lender, the Level 2 survey is designed to protect your interests as a buyer. The report includes a market valuation, which can be useful for negotiation purposes, as well as an assessment of the property's estimated rebuild cost for insurance purposes. In the TR20 9 area, where properties range from modest terraced houses to substantial coastal residences worth over £750,000 in certain postcode sectors, having this detailed information empowers you to make informed decisions and potentially renegotiate the purchase price if significant defects are found.

The survey also includes a thorough inspection of the property's exterior, including the roof covering, chimneys, gutters, and drainage systems. Given the coastal location of many properties in the TR20 9 area, our surveyors pay particular attention to signs of salt corrosion, weathering, and the condition of external timbers, which can deteriorate more rapidly in the marine environment. We also check for any signs of movement or subsidence, which can be a concern in some Cornwall locations depending on the local geology and ground conditions.

Our inspectors will also assess the condition of outbuildings, garages, and boundary walls, as well as the overall site access and any rights of way that may affect the property. In rural parts of the TR20 9 area, properties may include agricultural buildings or former farm structures that require careful assessment. We provide a comprehensive overview of all these elements so you have a complete picture of what you are purchasing.

• Wall structure and condition
• Roof covering and chimneys
• Floor joists and timber frame
• Windows and doors
• Damp and rot inspection
• Electrical and plumbing systems
• Outbuildings and boundaries

The TR20 9 postcode area includes a fascinating mix of property types that reflect the diverse character of West Cornwall. In Penzance town itself, you will find Victorian and Edwardian terraced houses, many of which have been converted into flats over the years. These properties often feature traditional construction methods typical of the period, including solid brick walls and original timber sash windows. Our surveyors are experienced in assessing these properties and identifying common issues such as damp penetration, roof deterioration, and the condition of historic joinery.

Moving towards the coast, particularly in areas like Praa Sands and Marazion, the housing stock shifts towards more modern detached and semi-detached properties, many of which were built from the 1960s onwards. These coastal properties often feature more contemporary construction methods, including cavity wall construction and concrete tile roofs. However, the marine environment brings its own challenges, and our inspectors pay close attention to the condition of external elevations, windows, and doors, which can be more susceptible to weathering and salt damage in these locations.

The surrounding villages within the TR20 9 area also include a significant number of older traditional cottages, many of which are constructed from local stone or cob. These older properties can present a different set of challenges, including the condition of thatched roofs in some cases, the stability of older structural elements, and the effectiveness of any damp-proofing measures that may have been installed. Understanding these property-specific issues is why booking a RICS Level 2 survey is so valuable for buyers in this area.

Recent sales data for specific postcode sectors within TR20 9 shows varying activity levels. The TR20 9ST sector has seen 26 properties sold in recent years, with sales occurring as recently as September 2024. The TR20 9PU sector has recorded 13 sales over the last decade, with the most recent sale in September 2023. This activity demonstrates ongoing buyer interest in the area, making it all the more important to obtain a professional survey before committing to a purchase.

Our experience surveying properties throughout the TR20 9 area has identified several recurring issues that buyers should be aware of. Given the coastal location, salt corrosion on external metalwork is a common finding, particularly on properties within walking distance of the sea. This can affect window frames, door hardware, and any decorative ironwork. Our surveyors will thoroughly inspect these elements and flag any signs of accelerated deterioration.

Damp penetration is another frequent issue, particularly in older properties with solid wall construction. The humid Cornish climate, combined with driving rain from Atlantic storms, can overwhelm the original damp-proofing measures in older buildings. We check all internal walls for signs of damp staining, measure moisture levels, and assess the effectiveness of any existing damp-proofing or ventilation systems. In some properties, we may recommend further investigation by a damp specialist.

Roof conditions vary significantly depending on the property age and type. Older properties may have slate or clay tile roofs that are approaching the end of their service life, while more recent properties may have concrete tiles or synthetic alternatives. Our surveyors will inspect the roof covering, flashings, and chimneys, paying particular attention to any signs of slippage, broken tiles, or deteriorated pointing. In coastal areas, the condition of roof timbers can deteriorate more rapidly due to salt-laden air penetrating the roof structure.