RICS Level 2 Survey in Egloskerry

Egloskerry has a sizeable stock of older homes, many of them dating back decades, if not centuries. The village also has several listed buildings, among them the historic St Keria Church, which dates back to the 15th century, and properties around Penheale Manor, whose roots reach back to the Domesday Book, with the current architecture mainly from the 17th and 20th centuries. Homes like these are full of character, but they can hide faults that only an experienced surveyor will spot. Outdated electrics, ageing roof structures and damp can all sit beneath the charm of an older Cornwall property, and the bill to put things right can run into thousands.

Our chartered surveyors know the particular pressures that come with rural Cornwall properties. A lot of homes in the Egloskerry area were built using traditional methods, with stone walls and slate roofs that need specialist knowledge to assess properly. We have surveyed properties across the Launceston postcode area, so we know what to look for when it comes to subsidence, damp penetration and structural movement in this part of the county. Trebeath and Badharlick, where there are several Grade II listed cottages and farmhouses, call for extra care because of their historic construction methods.

Clay ground can be a factor here. Egloskerry sits on an affluent of the River Tamar and is bounded to the north by the River Ottery, so local geology can affect how some homes behave. In parts of Cornwall, clay soils can lead to subsidence, especially in older buildings with shallower foundations. Add in the trees and hedgerows that run through the countryside, and the risk can rise again, as roots pull moisture from the ground and cause it to shrink in dry spells. Our inspectors take all of that into account when assessing a potential new home.

Home ownership is higher here than the national average, and many properties have been improved over time with extensions and renovations carried out by different hands. That can add value, but it also means workmanship varies, and our surveyors are trained to pick up on DIY changes that may not meet current building regulations or may have created fresh defects.

• Identify hidden defects before purchase
• Assess roof, walls, and structural integrity
• Evaluate damp and moisture problems
• Check electrical and plumbing systems
• Report on urgent repairs needed
• Provide property valuation

From our work across Cornwall, we see the same issues crop up again and again in Egloskerry homes. Damp is one of the most common, especially in older properties built before modern damp-proofing methods were introduced. Rising damp, condensation and penetrating damp can all affect traditional stone-walled cottages, particularly through wet Cornish winters. Our surveyors know what to look for and can judge whether existing damp-proof courses are working properly or if remedial work is likely.

Roof condition is another regular concern. Many homes in and around Egloskerry have slate roofs, which are traditional to Cornwall but do wear down over time. Missing tiles, cracked slate and failing flashings around chimneys turn up often. Some older houses began life with clay tiles and were later covered with heavier concrete tiles, which can create roof spread and structural strain. We have seen several properties in the area where that has caused serious damage to supporting timbers.

Older electrical systems often fall short of current safety standards. Original wiring that has never been updated can create a fire risk, and consumer units may be outdated. Properties built before the 1970s may still have aluminium wiring or old fuse boxes that need specialist inspection. Plumbing can be just as problematic, with some older homes still using galvanised pipes that corrode and reduce water pressure. Our survey includes a visual check of these services, and we flag any concerns that should be looked at by a qualified electrician or plumber before you complete your purchase.

Clay soils, especially where trees are close by, can bring structural movement and subsidence into play. The roots of trees and hedgerows, which are common in the Cornwall countryside, draw moisture out of the soil and can make it shrink, leading to subsidence. That matters particularly for properties in the PL15 8RY postcode area, which has seen significant price growth since 2013. Our inspectors check walls for cracks and movement, then judge whether the issue is cosmetic or points to something more serious that needs a structural engineer.

We also pick up drainage problems regularly in Egloskerry properties. Many older homes rely on drainage systems installed decades ago, and these may now suffer from root intrusion, cracked pipes or poor falls. We look at gullies, inspection chambers and the direction of surface water run-off so we can identify problems that could lead to dampness or flooding later on.

Your RICS Level 2 report gives a clear, jargon-free assessment of the property's condition. We use a traffic light rating system to show where the problems are, red for urgent defects that need immediate attention, amber for issues that should be dealt with soon, and green for items that are in satisfactory condition. That makes it easier to prioritise repairs and plan your budget. Each part of the property is reviewed separately, from the roof and walls to the windows, doors and internal fixtures.

The report also includes a market valuation figure and a rebuild cost assessment. The rebuild cost is calculated in line with Building Cost Information Service (BCIS) data and is essential for making sure your insurance cover is adequate. For a property in Egloskerry, where property values have been stable with a 4% increase over the past year, an accurate valuation helps confirm you are paying the right price. The rebuild cost is especially important for older homes, where replacement costs may be higher because of traditional construction methods or listed status.

One of the most useful parts of the survey is the advice section, where our surveyor sets out recommendations for further investigations if needed. That might mean asking a specialist to inspect the electrical installation, arranging a drainage camera survey, or speaking to a structural engineer about movement seen in the walls. These suggestions give you a fuller picture of what you are buying and help you plan for future costs. If we recommend more investigations, that does not automatically mean the property is unsuitable, only that you need extra expert input before making a fully informed decision.

The report also contains a section on legal considerations, highlighting issues that your conveyancing solicitor should know about. This may include differences between the property boundaries and the title deeds, or planning consents that need checking. We work closely with local solicitors and can provide extra context about the property where helpful.