RICS Level 2 Survey in Week St. Mary

A RICS Level 2 survey provides a comprehensive visual inspection of the property's condition, covering all major elements including walls, roofs, foundations, windows, doors, and internal fixtures. Our inspectors examine the fabric of the building systematically, looking for signs of damage, wear, or potential problems that could affect the value or safety of the property. The survey includes assessment of walls, floors, ceilings, stairs, and banisters, as well as built-in fixtures and fittings throughout the property. We take photographs of key findings and provide detailed descriptions that help you understand exactly what our inspector has observed.

We specifically assess the condition of the roof structure, coverings, chimneys, and parapet walls, checking for missing tiles, signs of leakage, and deterioration in the mortar work. Our inspection covers the exterior of the property, including walls, brickwork, render, pointing, and any cladding, looking for cracks, damp penetration, or structural movement that might indicate underlying issues with foundations or ground stability. We examine gutters, downpipes, and drainage systems, as these are common sources of penetrating damp in older properties. Our surveyor will also check the condition of porches, balconies, and any attached structures.

In common with many properties in Cornwall, Week St. Mary homes can be affected by specific regional issues. The coastal climate brings dampness concerns, particularly in older properties that may lack modern damp-proof courses. Many properties in the area are constructed using traditional methods, including cob walls and stonework, which require specialist knowledge to assess correctly. Our surveyors are familiar with these construction types and understand how Cornwall's geology, including clay-rich soils near Bodmin Moor, can influence property condition. We also check for signs of mundic block construction, a concrete material using aggregate like beach or mine waste that was used in some Cornish homes built between the 1900s and 1965, as this can deteriorate over time.

The Level 2 survey includes a clear condition rating system, with each element of the property rated from one to three based on its condition. A rating of one indicates no repairs are currently needed, while rating two highlights defects that require attention but are not considered critical. Rating three identifies serious issues that require urgent repair or further investigation by a specialist. This clear rating system helps you prioritize repairs and negotiate with sellers based on objective assessment criteria.

• Roof structure and covering
• Walls, brickwork and render
• Foundation and ground floor
• Windows, doors and joinery
• Dampness and moisture
• Electrical and plumbing visible work
• Thermal efficiency observations

Properties in Week St. Mary face several region-specific issues that our surveyors regularly identify during inspections. The village's proximity to the River Tamar and the broader Cornwall landscape means that properties can be susceptible to dampness, particularly given the county's coastal climate. Many older properties in the area were built without modern damp-proof courses, making them vulnerable to rising damp and penetrating damp, especially where render or pointing has deteriorated. We frequently find signs of damp in solid-walled properties that lack the cavity wall insulation common in modern construction.

The geology of Cornwall, including clay-rich soils near Bodmin Moor, creates potential for ground movement and subsidence. This is particularly relevant for older properties with shallow foundations, which are common throughout Week St. Mary. Our surveyors carefully examine walls for cracks, checking whether they indicate minor settlement or more serious structural movement. Windows and doors that stick or do not close properly can be early warning signs of foundation issues that warrant further investigation. The shrink-swell behavior of clay soils during periods of drought or heavy rainfall can cause significant movement in properties with inadequate foundations.

Traditional construction in the area includes cob walls, which can be found in properties like the historic Week Orchard cottages, along with slate and stone buildings using local materials. These older construction methods require careful assessment, as they often lack the movement joints and damp-proof membranes found in modern buildings. Our inspectors understand these traditional building techniques and can identify issues specific to Cornwall's historic housing stock. We also check for mundic block, a concrete material used in some Cornish homes that can deteriorate and cause structural problems.

Roof condition is another significant concern in the Week St. Mary area, particularly for older properties with original thatched or slate roofs. We regularly identify missing or slipped tiles, deteriorated ridge pointing, and damaged flashing around chimneys. Given the village's rural setting, we also look for evidence of timber decay and pest damage, including woodworm and rot in roof timbers and floor joists. Poor insulation is common in older properties, and our survey includes observations on thermal efficiency that can inform your decisions about energy improvements after purchase.

• Damp and moisture penetration
• Roof deterioration and missing tiles
• Structural movement and cracks
• Outdated electrical systems
• Timber decay and pest damage
• Poor insulation and energy efficiency

The Week St. Mary area has seen recent development activity, including individual building plots and conversion projects. A conditional planning permission was granted for a detached 2-bedroom reverse plan style dwelling on land south of The Coach House in the village, near the EX22 6UP postcode. This individual plot offers modern construction methods but would still benefit from a survey to verify build quality. Additionally, a Class Q development has converted a former poultry house into three single-storey residential dwellings, comprising two 3-bedroom bungalows and one large 5-bedroom bungalow, completed under planning permission PA23/06984 granted in October 2023.

Further development includes reserved matters applications for four dwellings on land west of Ashbury Grove in Week St. Mary, following outline consent granted in November 2022. These new build properties, while constructed to modern standards, can still benefit from a RICS Level 2 survey to verify the quality of construction and identify any snagging issues. New builds can sometimes have defects that are not immediately apparent, and a professional survey provides about the build quality. Even properties covered by NHBC warranty can have hidden issues that independent surveyors are trained to spot.

For those purchasing newer properties in the Week St. Mary area, our survey can identify issues such as incomplete work, poor workmanship, or materials that do not meet building regulations. We check that window and door installations are properly sealed, that insulation has been correctly fitted, and that drainage systems are functioning correctly. While new build properties generally have fewer issues than older properties, our thorough inspection ensures you receive exactly what you paid for. Any defects identified can be reported to the developer or warranty provider for remediation.

If you are considering a property in one of these new developments, our survey provides valuable documentation of the property's condition at the time of purchase. This can be useful for warranty claims and ensures you have a complete picture of your new home before completing the transaction. Our reports are recognized by major lenders and warranty providers, making them suitable for mortgage purposes and guarantee claims.