RICS Level 2 Homebuyers Survey Warbstow, Cornwall

A RICS Level 2 Homebuyers Survey is specifically designed for conventional properties built with traditional methods, which describes much of the housing stock in Warbstow. Our inspection covers all accessible areas of the property, including the roof space (where safe access is possible), walls, floors, doors, windows, and plumbing and electrical installations. We examine the condition of each element and identify any defects that may affect the property's value or require remedial work.

Given Warbstow's rural setting and the age of many local properties, our surveyors pay particular attention to issues common to the area. This includes checking for signs of damp in older buildings that may lack modern damp-proof courses, assessing roof conditions on properties with traditional slate roofing, and evaluating structural integrity on buildings that may have been constructed using traditional methods including cob, killas (slaty mudstone), or granite. Many properties in this area were built using locally sourced materials from the surrounding countryside, and our surveyors understand how these traditional building methods perform over time.

The resulting survey report uses RICS traffic light coding to clearly indicate the condition of each element - red for urgent issues requiring immediate attention, amber for defects that need repair but are not urgent, and green for satisfactory condition. This straightforward system helps you understand exactly what you're buying and what investment may be needed. Each section of the report is clearly laid out with photographs and professional commentary, making it easy to prioritise any remedial work.

Your survey report also includes a market valuation and insurance rebuild cost estimate, giving you confidence that you're paying a fair price for the property and that your insurance cover is adequate. If our surveyor identifies any serious concerns, we may recommend a follow-up inspection by a specialist, such as a structural engineer or damp and timber specialist. We can arrange these additional inspections on your behalf and provide guidance on what to expect.

• Comprehensive visual inspection of all accessible areas
• Identification of defects and maintenance issues
• RICS traffic light condition ratings
• Market valuation and rebuild cost estimate
• Advice on urgent and non-urgent repairs
• Recommendations for specialist inspections where needed

Properties in Warbstow and the surrounding North Cornwall area face several specific challenges that our RICS Level 2 surveys are designed to identify. The first is damp and timber decay - Cornwall's coastal climate means high humidity year-round, and older properties built without damp-proof courses are particularly vulnerable to rising damp, penetrating damp from failed render or pointing, and rot in timber elements. Our surveyors inspect walls, floors, and roof spaces carefully for signs of moisture damage and decay, checking especially around windows, doors, and areas where render may have failed.

Roofing defects are another common finding in Warbstow properties. Many local homes have traditional slate roofs that, while durable, can develop issues over time including missing or broken tiles, deteriorated flat roof coverings, and damaged flashing around chimneys. These defects can lead to water ingress and heat loss, resulting in higher energy bills and potential structural damage if left unaddressed. We pay particular attention to the condition of ridge tiles and hip tiles, which are often the first to fail on older slate roofs in this area.

Structural movement and subsidence are particularly relevant in this area due to Cornwall's complex geology. The bedrock around Warbstow includes mudstones and siltstones of the Boscastle Formation, and areas of former mining activity can contribute to ground instability. Our surveyors check for signs of subsidence including diagonal cracks wider than 3mm, sticking doors or windows, and sloping floors. Tree roots, leaking drains, and clay-rich soils can all contribute to ground movement, so we assess the property and its surroundings thoroughly before reaching any conclusions.

Outdated electrics are frequently identified in Warbstow's older properties. Many historic homes still have original wiring systems that may not meet current safety standards, presenting potential fire hazards. Additionally, the salty coastal air can accelerate corrosion of electrical systems, particularly in properties within reasonable distance of the coast. We inspect consumer units, wiring, and socket outlets where accessible and note any concerns. Given Cornwall's mining history, we also consider whether any undocumented mine features might affect the property, as historic mining activity can lead to ground instability even in rural areas like Warbstow.

• Damp and timber decay
• Roofing defects and deterioration
• Structural movement and subsidence
• Outdated electrical systems
• Poor drainage and gutter defects
• Mundic block in post-war properties

Warbstow has experienced flooding events in the past, notably at Warbstow Cross in October 2019 when river flooding affected properties with two rooms flooded and electrical systems impacted. As part of Cornwall, the area faces ongoing flood risk from multiple sources - around 1 in 6 properties in Cornwall are at risk of flooding, including approximately 12,000 vulnerable to river flooding and 29,000 exposed to surface water flooding. The Environment Agency provides flood alerts and warnings for the area, and long-term flood risk assessments are available for rivers, the sea, surface water, and groundwater.

Our surveyors note any signs of previous flooding or water damage during the inspection and check the condition of drainage systems, gutters, and downpipes. We also assess the property's position relative to flood risk areas and can advise on appropriate investigations if needed. While a RICS Level 2 survey is not a flood risk assessment, identifying visible signs of past water ingress helps you understand the property's history and potential vulnerabilities. We look for tide marks, water staining, and warped flooring that may indicate previous flooding events.

Cornwall's changing weather patterns, with increased rainfall and more frequent storms, mean that drainage and water management are increasingly important considerations for property owners in the Warbstow area. Our survey report highlights any defects in gutters, downpipes, or drainage systems that could lead to water penetration or saturation of walls, which over time can affect foundations and cause structural problems. We also assess the gradient of gardens and driveways to ensure water drains away from the property rather than towards it.