RICS Level 2 Survey in Altarnun

Our RICS Level 2 survey gives Altarnun buyers a close look at all accessible parts of the property. We inspect walls, the roof, floors, doors and windows, as well as bathrooms, kitchens and other fixed installations. We also assess visible signs of damp penetration, structural movement, roof defects, and the state of electrical and plumbing systems where they can be seen. With Altarnun’s traditional stone-built cottages and older homes, our surveyors pay close attention to the distinctive construction methods found in these historic buildings.

Altarnun sits on the eastern edge of Bodmin Moor, and that setting brings its own building quirks. Many homes here are built from granite and local stone, so our surveyors know what to look for in Cornish rural property. We check weathering to stonework, review the condition of slate roofs often seen on Edwardian farmhouses, and look carefully at any changes or extensions to listed buildings. In the report, we use straightforward ratings to show how urgent any work is, from "requires immediate attention" to "needs attention in due course."

We cover the key structural parts of the building, including foundations, walls, floors and the roof structure. Inside and out, we look for clues of subsidence, settlement or other structural movement that could point to a deeper problem. In older Altarnun homes, our attention often turns to load-bearing walls and to structural alterations made over the years. We also inspect gutters, downpipes and drainage systems, which matter all the more because Cornwall sees high rainfall throughout the year.

The Level 2 survey is generally the right fit for properties in reasonable condition and of standard construction, usually homes built from brick or stone with traditional roofs. That applies to much of the Altarnun market, from terraced cottages to modern detached houses. Some purchases call for a different approach. For a particularly old or complicated building, we may suggest a Level 3 Building Survey instead, as it gives a more detailed assessment. We always advise on the survey type that best suits the specific property you are buying.

• Visual inspection of all accessible areas
• Assessment of structural condition
• Identification of defects and potential issues
• Rating of urgency for repairs needed
• Advice on maintenance and future problems
• Market value and insurance reinstatement guidance

The Altarnun market has shifted sharply of late, with average prices down 17% over the last year and sitting 29% below the 2022 peak of £468,667. In that kind of market, a RICS Level 2 survey is a sensible safeguard for your investment. With current average prices of £331,000-£361,600, buyers are still making a substantial commitment, so it is important to understand the true condition of the property before deciding to proceed.

Some issues in Altarnun are very specific to the setting. The village lies near tributaries of the River Inny (Penpont Water), so a number of properties may have river frontage and the flood risk considerations that come with it. Altarnun is inland and not exposed to significant coastal flood risk, but homes close to watercourses can still be affected by surface water flooding or groundwater problems. We assess how near the property is to water and look for signs of previous flooding or water damage.

Age and geology together can create a familiar mix of defects in Altarnun. Our surveyors stay alert to damp, subsidence and wear in traditional building materials, particularly where homes were built before modern building regulations existed. Those older methods can bring their own challenges. We look for signs of structural movement over time, including cracking, uneven floors, and doors or windows that do not close properly, all of which can hint at an underlying issue.

Five Lanes Close, built by Devonshire Homes, is one of the more recent housing developments in the area, although every property there has now been sold. Even so, newer homes still benefit from a survey. Recently built houses can have defects that are easy to miss without trained eyes. Our inspection checks for problems linked to recent construction, including poor ventilation, faults with windows and doors, and defects in the building envelope that could cause damp or affect thermal performance.

From our work across Cornwall, we know that certain faults come up again and again in Altarnun homes. Traditional stone-built properties often show deteriorating mortar between the granite stones, and that can let moisture in and lead to damp internally. Our surveyors know how to judge the condition of this stonework and can spot when repointing or other repairs are likely to be needed.

Slate roofs are widely seen on Edwardian farmhouses and other older properties around Altarnun, and time can take its toll on them. We check for cracked or missing slates, damage caused by moss or lichen growth, which is especially common in Cornwall's damp climate, and the state of the roof structure and its supports. Many older slate roofs have had repairs using different materials over the years, and we assess whether those repairs are holding up or may need more work.

Services are often a sticking point in older Altarnun housing. We carry out a visual inspection of electrical consumer units, visible wiring, and plumbing connections. Where a property is older, we frequently recommend that a qualified electrician or plumber undertakes a more detailed investigation before completion. That advice is particularly important where original Victorian or Edwardian electrical systems may still be in place.

Older solid-wall properties often struggle with rising damp and condensation because they do not have the cavity insulation found in modern homes. Our surveyors look for the usual signs of damp penetration, such as staining, peeling wallpaper and mold growth. We then advise on the likely cause and the most suitable remediation, which could include better ventilation, damp-proof courses, or changes to external ground levels if those are contributing to the issue.