RICS Level 2 Survey in Cubert

Across England and Wales, the RICS Level 2 Survey, formerly known as the HomeBuyer Report, is the industry standard for property inspections. Our chartered surveyors in Cubert work to the strict RICS method, looking at every accessible part of a property, from the roof structure down to the foundations. It suits conventional homes built with standard methods, which covers most properties in the Cubert area. We have plenty of experience across North Cornwall, and that local knowledge helps us spot the construction traits and common problems seen in homes around this village.

Cubert has a broad mix of housing, from newbuild schemes such as Highfields by Legacy Properties, with contemporary design, energy-efficient features, air source pumps and integrated PV panels, to older homes that need a closer look. You might be comparing a modern detached house on the edge of the village with a traditional Cornish cottage, and our Level 2 survey gives the detail needed to move forward with confidence. If the proposed development at Land North of Highfields on Wesley Road is approved, it will add more variety to the local stock, with plans for bungalows and two-storey properties finished in render, natural stone and slate-effect roofing that sits well with the local style.

We carry out a visual check of the property's condition and note any defects that could affect value or need prompt attention. Our surveyor looks at the walls, roof, windows, doors, plumbing, electrical systems and dampness levels. Every property type brings its own points to watch, and our Cubert experience means we know the usual construction methods and recurring issues in this part of North Cornwall. We pay close attention to details that matter locally, such as slate roofs on older homes, rendered exteriors that can suffer from damp in coastal spots, and drainage systems that have to cope with Cornwall's rainfall patterns.

From newer homes on the Highfields development to older properties with original features that need a careful eye, our inspectors work across all ages and construction types. We identify defects, grade them by severity and set out practical steps for dealing with anything found. The Level 2 Survey is best for conventional properties built with standard methods, usually those put up after 1900 using cavity wall construction or traditional solid wall techniques seen throughout Cornwall. For unusual buildings, or homes showing clear signs of structural movement, we may suggest a more detailed RICS Level 3 Building Survey.

• Visual inspection of all accessible areas
• Assessment of property condition and defects
• Traffic light rating system for each element
• Advice on repairs and maintenance priorities
• Market valuation and insurance rebuild costs
• Energy efficiency assessment

House prices in Cubert have seen notable movement lately, with values falling by 15% over the last year and sitting 7% below the 2023 peak of £400,000. That sort of market shift makes it even more important to know exactly what is being bought. A RICS Level 2 Survey gives the clarity needed to negotiate with confidence, whether you are buying at today’s market level or trying to secure a home in this sought-after North Cornwall village. There are chances for buyers who can spot genuine value, but that judgement depends on knowing the real condition of the property in front of you.

Cubert offers plenty of appeal, with its traditional 16th-century Cornish pub, independent foodie pop-ups and a local primary school. The village atmosphere, plus straightforward access to beaches such as Holywell Bay, Crantock and Perranporth, makes the area popular with families and anyone after a coastal way of life. Our surveyors know what matters to buyers here and shape their inspection around that. We understand the draw of being near the coast, but we also know about the problems that can come with it, including salt-laden air affecting external fixtures, the risk of damp penetration and the need for solid drainage to handle heavy winter rainfall.

New developments also play a big part in the local market, and the Highfields development by Legacy Properties, with 30 contemporary family homes, is a good example. Newer homes often come with guarantees and warranties, but even brand new properties can hide defects that only a professional inspection will pick up. Our surveyors check the quality of construction, fittings and finishes so you have a sound basis for your purchase. We look at windows, doors, plumbing connections and electrical wiring to see whether the work has been carried out to a suitable standard. Even on relatively new homes, we often find problems with sealants, drainage falls and minor building defects that builders should put right before the defects liability period ends.

Looking ahead, if approved, the proposed development at Land North of Highfields on Wesley Road would bring 24 new homes to the area, including bungalows and two-storey properties. Planning papers show that the homes would use materials common to the local area, including rendered finishes, natural stone details and slate or slate-effect roofing. We keep up with local development activity so we can give relevant advice on both existing homes and new builds in the Cubert area. For buyers looking at any of these schemes, our Level 2 Survey gives essential information about the quality of construction and any matters that may need attention.

• Recent price adjustments create buying opportunities
• New developments offer modern amenities
• Traditional village character remains attractive
• Access to North Cornwall beaches within minutes
• Good transport links to Truro, St Austell, Bodmin

Our RICS Level 2 Survey covers all the main building elements. On the outside, we inspect the roof covering, chimneys, gutters, fascias, external walls, doors and windows, garages and outbuildings. We assess the condition of each item and note any defects that need attention. Roofs get close attention, as many homes in the Cubert area have slate roofing that can deteriorate over time, especially on north-facing slopes where moss and lichen can speed up wear. We also check render and external wall finishes, which are common locally and can crack or let in damp, especially on properties exposed to coastal weather patterns.

Inside, we move through the walls, partitions, finishes, fittings, fireplaces, joinery and ceiling surfaces. We look closely at internal joinery, including staircases, door frames and built-in furniture, and note any movement or deterioration. Our surveyors also check plasterwork and decorations, spotting issues such as cracking that may point to structural movement or earlier damp problems. Many properties in Cubert and the surrounding area have been altered over the years, so we also judge how well any changes have been carried out.

We also look at the condition of the services, including electricity, gas where safe to do so, water, drainage and heating systems. Our surveyor notes any obvious defects or safety concerns. We do not test or certify these systems, but we will recommend further checks by qualified specialists where needed. Electrical safety matters a great deal in older homes where wiring may not meet current regulations, and we make sure clients know about any concerns that should be dealt with by a qualified electrician before completion.

We also review any legal paperwork supplied by the seller, including the Property Information Questionnaire. Any discrepancies or areas that need clarification are highlighted. Your report also includes an Energy Performance Certificate (EPC) data review, which gives insight into the property's energy efficiency, something that matters more and more with the growing focus on sustainable living in Cornwall and the rising number of homes using heat pumps and solar panels as their main heating and power sources.

• External walls, roof, and structural elements
• Windows, doors, and joinery
• Plumbing and drainage systems
• Electrical installation condition
• Damp and timber condition assessment
• Ventilation and insulation review