RICS Level 2 Survey Boyton, Cornwall

We carry out a RICS Level 2 Survey with a detailed visual look at every accessible part of your Boyton property. Walls, roof, floors, doors and windows are all checked, along with the condition of the building outside and in. We also report on visible defects, set out technical points about how the place was built, and give guidance on repairs and ongoing maintenance. For Boyton's older homes, that matters quite a bit, especially where Victorian and Edwardian period construction still shapes the stock.

Special attention goes to the issues we often find in Cornwall's older housing stock. Damp is one of them, particularly in homes with solid walls or those put together with traditional lime mortar methods. We look closely at roof coverings too, including slate tiles, flashing, and vergullies, for signs of wear or damage. Because Boyton is rural, we also consider whether nearby trees might affect the foundations or lead to subsidence over time.

The Level 2 Survey also covers the property's services, so we inspect the electrical system, heating and plumbing. In many of Boyton's older homes, original wiring and dated consumer units are still in place, and our surveyors flag anything that falls short of current safety standards. We also note evidence of past alterations or renovations, which is especially relevant in converted barn properties where the original agricultural structure has often been heavily changed for residential use.

In Boyton, we pay close attention to the local building methods used here. Traditional stone walls, often rendered or pointed with lime mortar, need a different approach from modern cavity wall construction. Our surveyors understand how these older buildings behave in Cornwall's damp climate, so we can spot where the traditional fabric is failing or where unsuitable modern repairs have been carried out. We look at the wall and roof junction, the condition of parapet walls, and the state of chimneys that have faced years of Cornish weather.

• Wall and structural element inspection
• Roof and rainwater goods assessment
• Damp and timber condition check
• Electrical and plumbing overview
• Analysis of any visible defects

Experience from surveying properties across Boyton has shown us a few recurring problems buyers should keep in mind. With so many period homes built before 1911, damp is one of the most common findings. It may appear as rising damp in solid wall construction, penetrating damp from damaged roof coverings or flashing, or condensation in poorly ventilated rooms. Our surveyors judge both the severity and the cause, separating minor cosmetic matters from more serious structural concerns.

Roof condition is another regular concern in Boyton. Many properties have traditional slate roofs, and although they are durable, they can still suffer from slipped tiles, damaged lead flashing, or wear around chimneys and valleys. Our inspectors check these areas closely for water ingress and consider how much life the roof covering has left. Where a thatched roof is present, which can happen in rural Cornwall, we give specific advice on maintenance and insurance.

Older Boyton properties often have electrical and plumbing systems that need updating to meet modern standards. Original fuse boxes, dated wiring and old plumbing materials can create safety risks and may need prompt attention. We highlight those points and recommend further checks by qualified electricians and plumbers. We also look for any unapproved alterations or extensions, since these can affect building regulations compliance and insurance validity.

Cornwall's mining history means some areas can face ground stability problems. Boyton itself has no documented mining activity, but our surveyors still keep an eye out for subsidence, settlement or movement that might point to underlying ground conditions. Foundations are assessed, and we look for cracks or distortion that could suggest structural movement, with advice on further investigations where needed. In older homes with shallow traditional foundations, even slight ground movement can lead to major structural issues that our survey will pick up.

Plenty of Boyton properties began life as agricultural buildings before becoming homes. Barn conversions can bring their own complications, because the original structure may have been heavily altered to create living space. We focus on the structural soundness of these converted buildings, checking that original features such as beams and stone walls remain sound and that modern work has been done to proper standards. A Grade II listed building in Boyton underlines how important it is to understand historic fabric and any limits on future alterations.