RICS Level 2 Survey in Advent

Advent’s housing stock is very different from the newer estates you find in towns and cities. Detached bungalows, traditional character cottages and converted barns are all part of the mix, and many are built in local stone rubble with slate roofs, as seen at the historic Trewint farmhouse in Tresinney. With the Grade I listed Church of St Adwen in Tresinney, plus numerous Grade II* and Grade II listed buildings across the parish, we are dealing with a place where historic fabric is common and specialist inspection matters. Older methods can be solid, but they also bring issues that only an experienced surveyor is likely to spot.

Age and setting create their own headaches here. In older stone-built homes, especially those sitting out on the moors, damp penetration is a familiar concern because driving rain is part of daily life. The slate roofs on many Advent properties can also suffer from slipped tiles, moss growth and general wear that you will not necessarily see from the ground. We also come across outdated electrics and plumbing in homes that have not been modernised for years, which can raise safety questions as well as future repair bills for buyers. Around Pencarrow and the nearby farmsteads, our inspectors see these issues time and again.

The River Camel, to the north-west of the parish, is another factor that deserves attention during a survey. Individual flood risk still needs a detailed look, but surface water flooding can be an issue in rural places with old drainage systems. We inspect all accessible parts of the property, from drainage and roof coverings to any signs of movement or subsidence that may point to structural concerns. Lower-lying spots and homes close to watercourses get extra scrutiny because groundwater problems may be part of the picture.

In Advent, a lot of homes depend on private water supplies instead of mains water, and septic tanks or cess pits rather than a connection to sewerage systems. Those services need careful assessment during a survey, since repair or replacement can be expensive. Our Level 2 survey covers a visual check of these features where we can access them, and we highlight any obvious problems that may need a drainage contractor or water treatment specialist to look further.

• Stone construction with render
• Traditional slate roofing
• Older plumbing and electrics
• Rural drainage systems
• Private water supplies
• Septic tank systems

Most properties in Advent were built using traditional North Cornwall methods that have been in use for centuries. Stone rubble walls, often rendered to the front elevation as at Trewint farmhouse, are sturdy but historic, and they have performed well over many decades. We also need to think about how they fare in the local climate. On south-facing elevations the render may have broken down through wind and rain exposure, while more open positions can show weathering or stone loss. Pointing deserves close inspection too, because failed lime mortar can let in water and lead to damp inside.

Slate roofs on the older homes in Advent need a proper eye. We check the slates for cracks or slips that could admit water, inspect ridge and hip tiles, and look for evidence of old repairs or temporary patching. On north-facing slopes, moss growth is common and can hold moisture against the roof, which speeds up deterioration. Lead flashings around chimneys, valleys and roof windows are another regular weak point, and at properties near the River Camel flood plain we also look for signs of previous water damage or any flood resilience measures.

Original joinery, inglenook fireplaces and exposed ceiling beams are common in Advent, and they are part of the character buyers often want to preserve. They still need careful assessment, though, and our surveyors know how to judge their condition and structural integrity without causing damage during the visual inspection. We also note alterations over the years, such as dormer windows or roof light installations, and consider whether the proper building regulations approval was in place. Listed buildings are numerous here, so we flag any works that may need listed building consent.

• Stone rubble walls with render
• Traditional slate roofing
• Lime mortar pointing
• Original joinery and features
• Inglenook fireplaces
• Exposed ceiling beams

Your RICS Level 2 survey report is more than a checklist. We set out the findings in a clear, easy-to-follow format, using a traffic light rating system for each element of the property. Red means urgent attention or further investigation, amber points to items likely to need repair in due course, and green shows where the condition is satisfactory. That structure helps you decide what matters most and plan your budget. Each section deals with a separate part of the building, from foundations and substructure through to the roof and rainwater goods.

In Advent, our reports pay close attention to the traditional fabric that defines so many homes. We assess the condition of stone walls, checking pointing and render for deterioration, and we look over slate roofs for missing or damaged tiles. Damp is another common theme, especially in older properties with solid walls rather than modern cavity wall construction. Where we spot problems, we give specific remediation advice and estimated costs where we can. Local context matters too, because homes on exposed sections of Bodmin Moor may wear very differently from those in more sheltered valley settings.

The financial impact of what a survey reveals can be sizeable. From our experience with Advent properties, roof repairs often fall in the £2,000-£5,000 range depending on the scale of the work, damp treatment and damp-proofing can come in at £1,500-£4,000, and a full electrical rewire in an older home may reach £5,000-£8,000. Septic tank replacement, which is often needed where there is no mains drainage, can cost £3,000-£6,000. Knowing this before completion gives you the chance to budget properly or ask the seller to contribute. Our report gives you the evidence needed for purchase price negotiations.

• Condition ratings for all major elements
• Specific repair recommendations
• Cost guidance where applicable
• Legal considerations and warnings
• Priority action categories
• Future maintenance advice

Our experience of surveying properties across Advent and the wider North Cornwall area has shown us the same defect patterns coming up again and again. Damp penetration is probably the most frequent, particularly in older stone houses where solid walls do not have the cavity construction seen in modern buildings. Homes on the edge of Bodmin Moor are especially exposed to wind-driven rain, and we often see damp on north and west-facing walls where the exposure is greatest. We use moisture meters alongside experience to identify current damp and places where treatment has been carried out before.

Roof defects are another major finding in Advent homes. Traditional slate roofs on older properties can develop leaks over time, and we often note slipped or broken slates, worn ridge tiles and failed lead flashings. Moss growth on roof slopes is especially common in the damp North Cornwall climate, and while it can look minor, it may hide more serious deterioration beneath. Where we can get into the roof space, our inspectors look for water staining, rot in timber members and poor ventilation that could lead to condensation problems.

We also come across outdated electrical systems in properties that have not been modernised for several decades. Older homes often need rewiring, and our surveyors will identify obvious electrical defects, outdated consumer units or wiring that falls short of current regulations. Plumbing can be equally dated, with galvanised steel pipes that corrode and reduce water pressure. We record the age and visible condition of the plumbing and note any concerns about whether it is adequate for modern use.

• Damp penetration in solid wall construction
• Slate roof defects and deterioration
• Failed lead flashings and pointing
• Outdated electrical installations
• Galvanised plumbing systems
• Septic tank and drainage issues