RICS Level 2 Survey in Warleggan

The housing stock in Warleggan presents particular considerations for prospective buyers. Research shows that the dominant property type in the PL30 4HD postcode area consists of period houses constructed between 1800 and 1911. These historic buildings carry significant character but also come with the inherited issues that affect older Cornish properties. Our RICS Level 2 surveys are specifically designed to identify the defects commonly found in properties of this age, giving you the information needed to make an informed decision or negotiate repairs.

Cornwall's traditional construction methods rely heavily on local materials including granite, killas (slatey rock), and rendered stonework. While these materials create the distinctive appearance that makes Cornish villages so appealing, they also present specific challenges. Solid wall construction, common in pre-1919 properties, lacks the cavity insulation found in modern homes and can be susceptible to penetrating damp, especially during Cornwall's wet winter months. Our surveyors know these construction methods intimately and understand how to assess their current condition.

The local geology adds another layer of consideration. Cornwall's complex geology includes granite intrusions and metamorphic rocks, with clay soils present in certain areas. These clay soils carry a shrink-swell risk that can affect foundations over time, particularly in properties with shallow or historic footings. While Warleggan itself isn't a primary mining area, Cornwall's broader mining history means our inspectors remain alert to any signs of ground movement or historical disturbance that could affect structural integrity.

• Period property construction (1800-1911)
• Traditional solid wall construction
• Local stone and slate building materials
• Potential clay soil shrink-swell risk

When we inspect a property in Warleggan, our chartered surveyors follow a systematic approach that addresses the specific challenges of local housing. The typical inspection takes between 2 and 4 hours, during which we examine all accessible areas including roofs, walls, floors, windows, and building services. We pay particular attention to the elements that commonly cause problems in Cornish period properties.

Our inspectors always begin at the roof, as this is often where the first signs of deterioration appear in older properties. We check the condition of slate tiles, looking for slipped or broken slates that allow water ingress, examine the timber rafters for signs of rot or woodworm, and assess the lead flashing around chimneys and valleys. Many properties in the Warleggan area still feature traditional slate roofs that, while durable, eventually require maintenance.

Moving inside, we carefully examine walls for signs of damp, both rising damp from the ground and penetrating damp from external exposure. Cornwall's prevailing winds mean that west and south-facing walls often show greater wear. We use moisture meters to detect hidden damp that might not be visible to the untrained eye, and we note any inadequate or missing damp-proof courses. Our team also checks the condition of windows, doors, and joinery, as these often show the effects of age and exposure.

We assess the condition of any electrical and plumbing systems visible during the inspection. Properties built before the 1960s frequently have outdated electrical wiring that doesn't meet current regulations, and we note any visible consumer units, wiring conditions, and socket positions. For plumbing, we look for signs of lead pipes or galvanized steel systems that would need replacement during any renovation.

Our experience surveying properties throughout Cornwall means we know exactly what to look for when inspecting Warleggan homes. The age profile of local housing means damp issues feature prominently in our findings. Rising damp affects properties with solid walls and inadequate damp-proof courses, while penetrating damp commonly appears in roofs and walls exposed to prevailing winds. Condensation problems frequently occur in older properties where ventilation has been reduced through modern retrofitting.

Roof condition represents another significant area of concern. Many traditional properties in the area feature slate roofs, which while durable, eventually require attention. Our surveyors regularly identify slipped or broken slates, decaying timber rafters, and lead flashing failures that allow water ingress. The cost of roof repairs can be substantial, making early identification essential for budget planning.

Electrical and plumbing systems in period properties often fall well below current safety standards. Rewiring was not standard practice in homes built before the 1960s, meaning many Warleggan properties still operate with outdated distribution boards and fabric-covered cabling. Similarly, lead pipes and old galvanized plumbing remain common. Our survey includes assessment of these services with clear recommendations for necessary updates.

Timber defects including woodworm and rot are frequently encountered in Warleggan properties. Wet rot typically affects timbers exposed to moisture, such as window frames and sole plates, while dry rot can spread through timber even in relatively dry conditions. Our inspectors tap suspected timber with a sharp tool to check for decay and probe where safe to do so. We'll note any areas requiring treatment by a specialist timber contractor.

• Rising and penetrating damp
• Roof slate and timber deterioration
• Outdated electrical systems
• Historic plumbing (lead/galvanized)
• Timber rot and woodworm
• Subsidence and foundation movement