RICS Level 2 Survey in Gerrans

Buying in Gerrans is one of the times a RICS Level 2 survey really earns its keep, because you want to know what you are taking on before you commit. The Roseland Peninsula market throws up issues that are quite different from those in towns and cities, so we shape our surveys around the sort of problems local buyers actually face. From traditional Cornish cottages to modernised period homes and contemporary builds, we inspect each property with the same careful eye, so you know where you stand whatever you are buying.

Older homes make up a high share of the stock in Gerrans, and many of them hide maintenance problems that the untrained eye will miss. Damp-proof courses, roof coverings and structural movement are all things our surveyors regularly pick up, and timber decay is another common one, especially in coastal properties where salt air speeds up deterioration. Spotting these issues before you complete means you can plan for repairs or go back to the seller with a clear case.

Gerrans and nearby Portscatho both sit within extensive conservation areas, and there are numerous listed buildings across the village. That means external alterations, extensions and some maintenance works can be restricted. Our report highlights features that may be affected by conservation area status, and flags any visible changes that might need listed building consent. It matters here, given the concentration of listed buildings, including the Church of St Gerrans (Grade I), the Church of St Anthony (Grade II*), and plenty of period cottages and farmhouses built from local slatestone.

Our RICS Level 2 survey gives you a visual inspection of all accessible areas of your Gerrans property. We look at the roof structure, walls, floors, ceilings, doors and windows, along with damp-proof courses, insulation and ventilation. Built-in fixtures and fittings are also assessed, and we note any obvious signs of subsidence, settlement or structural movement, then judge the property against its age and type. Everything accessible is checked methodically, with photographs and clear condition ratings to back up our findings.

Because Gerrans is coastal and many homes are older, we pay close attention to damp, salt ingress and the state of the roof. Timber decay is checked carefully, as are slate roofs, which are common on traditional Cornish properties, and we look at how effective the existing damp-proofing is. Maritime weather in this part of Cornwall can be hard on building materials, and that exposure tends to show up in predictable ways. Our surveyors know the signs.

Inside the conservation area, we record any alterations that may need listed building consent. Many homes in Gerrans have been adapted over time, and not every change will have the right approvals behind it. If we spot anything concerning, it goes into the report so you can avoid legal headaches later on. We also review the condition of traditional details such as slate roofing, stone walls and period windows, all of which are part of the area’s architectural character.

Each element in the report is given a clear condition rating, from condition rating 1, where no repair is needed, through to condition rating 3, where urgent repair or serious defects are involved. Where we identify problems, we give practical next steps, with the most serious items placed first, especially anything that could affect weather-tightness or structural stability in this exposed coastal setting. The report is laid out simply, using a traffic light system so the main concerns stand out at a glance.

• Roof structure and covering
• Walls, foundations, and substructure
• Damp and timber condition
• Windows, doors, and joinery
• Services and utilities
• Conservation area considerations
• Coastal property specific issues

On the Roseland Peninsula, Gerrans is surrounded by traditional Cornish construction and a strong concentration of heritage assets. The village includes listed buildings such as the Church of St Gerrans (Grade I) and the Church of St Anthony (Grade II*), plus many cottages and farmhouses built from local slatestone with hipped scantle slate roofs. That background matters when we survey here, because traditional Cornish buildings raise different issues from modern ones, not least the need for good ventilation to reduce condensation in solid-walled homes. We judge them accordingly.

The coastal setting brings its own things to think about for buyers. Gerrans Bay itself shows generally low erosion rates, but Pendower, Porthcurnick and Portscatho do show some tendency towards erosion. Homes in these spots may need a specialist look at coastal erosion risk. During the inspection, our surveyor will note anything visible that points to coastal influence or erosion-related problems, and the report will say where specialist advice might be sensible, especially near those locations.

Devonian slates and granite dominate the local geology, and that usually means stable ground, although the sea air can still speed up weathering of building materials. We examine stone walls for erosion or damage caused by salt-laden air. Traditional Gerrans homes often use painted slatestone rubble walls and hipped scantle slate roofs, and our inspectors are used to judging how these materials are holding up. We know what normal maintenance looks like here, and what looks out of step with the local climate.

One more thing that shapes the Gerrans market is the large number of second homes. Research from 2009 suggested that between 20% and 50% of housing in parts of the parish, especially Portscatho, were second homes. That can feed into insurance, mortgage availability and the long-term upkeep of a property. Our survey report helps you understand how those factors might play out for the home you are buying, and what to watch for if a property has been left empty for stretches of time.

Knowing how Gerrans properties are built is central to a proper survey, and our inspectors know traditional Cornish techniques in detail. Most older homes in the village use local slatestone, often called killas, a type of Devonian slate found across the Roseland Peninsula. It starts off relatively soft when quarried, then hardens over time, so it is durable but does ask for regular maintenance. We look closely at stone walls for weathering, mortar erosion and structural movement that could point to deeper issues.

Many traditional Gerrans homes have hipped scantle slate roofs, which are very Cornish but need regular upkeep if they are to stay weather-tight. Our inspectors check the slates for damage, missing pieces and poor fixing, along with ridge tiles and lead flashings around chimneys and roof windows. We also look from the loft for signs of timber decay, roof spread or earlier structural changes. In this coastal setting, salt corrosion on flashings and fixings turns up often enough that we expect to see it.

Solid walls are common in Gerrans, rather than cavity construction, and that affects both heat retention and damp risk. We assess any damp-proof course and suggest improvements where they are needed. Ventilation matters too, because older solid-walled houses can be prone to condensation, particularly in winter. The recommendations in the report are there to help you keep the property in decent order.

The lovely coastal position of Gerrans comes with a few points every buyer should think through before going ahead. Coastal erosion is a genuine concern in parts of the Roseland Peninsula, especially around Pendower, Porthcurnick and Portscatho, where rates are higher than in Gerrans Bay itself. Our RICS Level 2 survey is not a specialist coastal erosion assessment, but we will note anything visible that suggests coastal influence and tell you if specialist advice would be sensible. Insurance can also be more expensive for homes in these exposed spots.

Salt ingress is another coastal issue we see, and our inspectors know the signs well. Salt can work its way into building materials, leading to mortar deterioration, corrosion of fixings and staining on external walls. North-facing walls and places taking the full force of sea winds are checked carefully for that kind of damage. If we find any, it will be recorded in the report, along with suitable remediation measures.

The marine air also takes a toll on external joinery, so windows and doors can suffer paint breakdown and timber decay faster than they would inland. We inspect all windows and doors, judging their condition, how they operate and how well the seals and weather-stripping are performing. Listed buildings can be more restrictive still, because replacing traditional windows with modern alternatives may not be allowed, and we can advise on repair and maintenance approaches that sit within listing rules.