RICS Level 2 Survey in Cornworthy

Cornworthy carries a long history, from medieval fabric to newer homes. The Conservation Area, established in October 1985 and updated in June 2002, covers much of the village centre, where properties go back to the 14th century, including the Grade I listed Priory Gatehouse, part of a Scheduled Ancient Monument dating from around 1400. Most of the village sits on the east side of two opposing valleys, so the ground rises and falls in a way that can influence drainage and the condition of older buildings. Those historical and geographical details matter when we assess property here.

Much of the housing stock is old, so damp penetration, roof condition and outdated electrical systems turn up often in surveys. Our Level 2 surveys take a close look at these older homes and pick out defects that are easy to miss on a standard viewing. There are 18 listed buildings in the village itself, and 13 of those are within the Conservation Area, which is one reason a proper check before purchase matters. In the centre, many properties date from the late 17th century, such as Dymonds and Newlands, while others, like Maynards, were built in the early to mid-19th century.

Local geology and traditional materials bring their own points to watch. Thin-bedded stone walls are the norm, and many houses and cottages are colour-washed, either straight onto the stone to keep the rustic look or over a render coat. Brick appears only rarely as the main wall material, usually as window, door or corner dressing in a small number of historic buildings. Our surveyors know these methods well and assess them with care, looking for weathering, movement or moisture ingress that can affect traditional Devon stone construction.

Mining history also comes into play during inspections. Cornworthy is not a coal mining area, but it is classed as a non-coal mining area, so there may still be traces of older underground workings from other historic activity. Our surveyors note anything that might point to ground instability or past subsurface works, especially where homes sit on or near old mine workings.

• Traditional stone construction
• Historic listed buildings
• Conservation Area restrictions
• Age-related property defects
• Non-coal mining considerations

The RICS Level 2 Home Survey gives a solid overview of condition, with attention on the main structural parts and any obvious defects. Our inspectors look at walls, roof, floors, doors, windows and key services such as plumbing and electrical installations. The report uses a simple traffic light system to flag concerns, so it is straightforward to see which matters need prompt action and which are best monitored. Each section also carries clear condition ratings to help prioritise any remedial work.

For Cornworthy properties, our surveyors pay close attention to stone walls, since the local climate can leave them open to weathering and moisture problems. We check for signs of differential movement, which can appear in older homes with traditional construction, especially where stone walls meet modern extensions or where ground conditions change. Render and colour-wash finishes are also examined, because both are common in the village and can hide damp problems if they have not been kept in good order.

We also look for evidence of earlier renovation work, since many older homes in the area have been altered over the years using different materials and techniques that do not always match current standards. That matters in Cornworthy, where previous owners may have taken on updates with very different levels of skill. Our surveyors pick out unsuitable materials or methods, such as non-breathing insulation in stone walls or modern cement-based renders that trap moisture and lead to damp problems.

The survey also considers the property's value in the current market. Local prices have shifted sharply, with a 41% decrease in average prices compared with the previous year and prices now 58% down from the 2023 peak of £800,000, so our surveyors help show whether the asking price matches the home's true condition and position in the market. That commentary gives buyers a clearer basis for deciding whether to proceed, and it can be useful in price negotiations.

• Structural condition assessment
• Damp and timber inspection
• Roof and drainage evaluation
• Electrical and plumbing overview
• Market value commentary
• Condition Rating system