RICS Level 2 Survey in Grade-Ruan

A RICS Level 2 Home Survey gives a visual inspection of all accessible parts of the property. We look at walls, roof, floors, windows, doors, and fixed installations such as bathrooms and kitchens. The report gives a condition rating for each element, identifies defects that affect value or safety, and includes an insurance reinstatement figure. For Grade-Ruan properties with traditional features, we add specific comments on historic elements like thatched roofs, stone walls, and traditional windows. We also inspect outbuildings, which are common in this rural parish, and note the condition of boundaries and access ways.

RICS Level 2 surveys in Grade-Ruan usually cost between £450 and £800, depending on the size, age, and complexity of the property. A simple modern home in Ruan Minor might come in at £450-£550, while larger houses or places with unusual features such as thatched roofs or several outbuildings may sit towards the higher end. For listed buildings, or very old homes that need a fuller inspection, we may suggest the Level 3 survey instead. The fee reflects the time and expertise needed to assess traditional Cornish construction properly, which often calls for more detailed checking than modern buildings.

New build homes can benefit from a Level 2 survey as well. Newer construction generally has fewer defects than older properties, but our inspection can still pick up build quality issues, snagging items, or problems with fixtures and fittings. With new developments in Ruan Minor offering affordable housing, including the planned 30-home development by Grade Ruan Community Land Trust north of Higher Moor, a survey gives you confidence that the home has been built to an acceptable standard. Some defects only appear over time, and our inspection helps identify them before completion.

If we identify significant defects, the report sets out the issue in detail and explains how urgent the repairs are. You can then talk to your solicitor about the next step, which might mean asking the seller to deal with the problem before completion, negotiating a lower purchase price to cover the repair work, or, in some cases, deciding not to go ahead. Our reports give you the facts you need to make that call. Where we can, we give cost guidance, although exact repair figures will still need specialist contractor quotes. For concerns such as structural movement or serious damp, we always recommend further investigation by the right specialists.

A Level 2 survey can be carried out on listed buildings, but for Grade-Ruan's historic homes we often suggest the more detailed Level 3 Building Survey. That gives a fuller picture of structural condition and offers guidance on repair methods that respect the property's historic character. Listed buildings often need specialist contractors, and a Level 3 report gives more detailed cost guidance for that kind of work. The parish has numerous Grade I and Grade II listed buildings, including the Church of St Grade and several thatched cottages in Cadgwith, all of which benefit from a closer assessment because of their historic importance and the specialised repair techniques they call for.

A Level 2 survey usually takes between 1-2 hours for a standard residential property, depending on size and complexity. Bigger homes, or ones with several outbuildings, may need longer. We arrange an appointment time that suits you, and you do not need to be there during the inspection, although many buyers prefer to meet the surveyor on site and ask a few questions. Where a property is larger or has a more complex history, we may need extra time, and we will tell you the expected timeframe when you book.

Grade-Ruan properties face a few location-specific issues that our surveys are designed to pick up. The coastal setting means salt air can speed up corrosion to metal elements and wear to external finishes. Much of the housing stock is old, so traditional methods such as lime mortar pointing and thatched roofing need specialist knowledge to assess properly. We also check for signs of past mining activity, which can affect ground stability in parts of Cornwall, and we note any closeness to coastal erosion risk areas. The parish sits within the Cornwall Area of Outstanding Natural Beauty, so we also record any issues that could affect the property's character or any conservation area requirements.