RICS Level 2 Survey Gulworthy

Our RICS Level 2 survey covers all accessible parts of the property, including the roof space where it is safe and accessible, along with walls, floors, doors, windows and permanent fixtures. We check the condition of the building’s structure and point out defects, missing items and anything needing urgent attention. Each element is marked using a traffic light system, green for satisfactory condition, amber for repairs needed, and red for serious issues requiring immediate attention. That gives you a quick way to judge the overall condition and decide what work should come first.

In Gulworthy, many homes go back to the 19th century or earlier, so our surveyors focus closely on the features and risks that come with older construction. Because of the area’s mining past, we look carefully for structural movement, ground instability and defects linked to historic mining activity. We also assess traditional materials commonly seen in this part of Devon, including slate roofing, stone walls and granite dressings. Our team knows the construction methods found in local property, and that experience helps us spot problems a less seasoned assessor might miss. That matters in places close to historic mine sites such as Gawton Mine or Devon Great Consols, where ground stability can be a specific concern.

Included in the Level 2 survey are a market valuation and an insurance rebuilding cost assessment, both especially useful in Gulworthy where historic and listed buildings can need specialised insurance cover. We also set out any further investigations we think are sensible, including checks for Japanese knotweed, asbestos or contaminated land, all relevant given the area’s mining history. The report gives a clear view of the property’s condition, so you can move forward with confidence or renegotiate the price if our findings support it.

• Visual inspection of all accessible areas
• Condition ratings for key building elements
• Market valuation and rebuilding cost
• Advice on further specialist investigations
• Traffic light system for easy reference

Gulworthy has a property scene unlike most villages, largely because of its mining past. Across the village and surrounding area there are 47 listed buildings, from the Grade I listed Morwell Barton, a medieval house dating from the late 15th century, through to industrial remains such as the Arsenic Works, Flues and Chimney. That number of historic buildings means surveys and renovation work often need extra care. The heritage value is obvious, but there are practical issues too, since former mine workings can affect ground stability. At its peak, the Devon Great Consols Mine, which includes parts of Gulworthy, employed around 1,300 people and was one of the largest copper and arsenic producers in the world.

Local geology has had a strong influence here, with copper, tin and arsenic deposits shaping both the industrial history and the materials used in older buildings. In Gulworthy, traditional properties often have rubble stone walls, granite dressings, lime mortars and slate roofs, all of which call for the right maintenance approach. Our surveyors know these construction methods well and look for defects often found in historic Devon homes, including penetrating damp in solid stone walls, deterioration of slate roofing and timber defects in roof structures. With converted agricultural buildings, we also assess the standard of the conversion and any structural issues that may still remain. We will also flag the possibility of asbestos in insulation or roofing materials in properties built before 2000 so that further investigation can be considered.

Being close to the River Tamar brings another point to check. Some Gulworthy properties, especially those near watercourses or in lower-lying spots, may face fluvial flooding risk. Our surveyors record visible signs of past flooding or water damage and can advise if a more detailed flood risk assessment would be wise. In rural parts of Gulworthy, many homes also rely on private water supplies, septic tanks or drainage systems instead of mains services. Those all need specific attention during the survey, and we assess the condition of private drainage systems and recommend further checks where needed.

The housing stock in Gulworthy is mainly detached, especially in the PL19 8HX postcode area where 100% of recent transactions involved detached homes. Even so, the wider area also includes semi-detached houses, terraced properties and flats. Ages vary a good deal, with many homes dating from the 19th century or earlier, particularly around Morwellham and the historic centre of the village. There are newer homes as well, including some built by Bovis Homes in 2021-2022. Because of that mix, our surveyors need to be comfortable assessing both old and new construction, along with the different defects each can bring.

Your Level 2 survey report is designed to be something you can rely on during the purchase process. The layout puts the key findings up front in a summary section, so the main concerns are easy to pick out straight away. We rate each part of the property using the traffic light system, green for satisfactory, amber for needing repair, and red for requiring urgent attention. It is a simple format, but it makes prioritising work and understanding the property’s overall condition much easier.

For a property in Gulworthy, we include comments on local issues such as the state of slate roofing, which is common in the area, any evidence of mining-related movement, and the condition of traditional stonework. We also provide a reinstatement cost for insurance purposes, which is important for making sure buildings insurance is adequate, especially with older or listed homes where rebuild costs can be higher than expected. Where further checks are sensible, we say so clearly, whether that means testing for asbestos in properties built before 2000 or examining private drainage systems more closely.

If the survey brings up serious defects, you still have choices. You might ask the seller to carry out repairs before completion, seek a reduction in the purchase price to reflect the cost of the work, or decide not to proceed if the problems are too substantial. After the report has been issued, our surveyors can talk through the findings with you so you understand the implications and can decide what to do next. We want you to go into a Gulworthy purchase knowing exactly what you are taking on.