RICS Level 2 Survey in Gwinear-Gwithian

Our RICS Level 2 Homebuyer Survey is a detailed visual check of the property’s condition, picking up any significant issues that could affect value or lead to expensive repairs. It follows the RICS Home Survey Grade 2 standard, which is aimed at homes in reasonable condition built after 1900. Our inspectors look over all accessible areas, including the roof space where safe access is available, the external walls, damp proof courses, and key fixtures. We also assess thermal efficiency and include a market value opinion in the report.

Gwinear-Gwithian brings its own set of quirks, so our surveyors focus on the problems that turn up most often in the local housing stock. The parish ranges from 17th-century farmhouses to early 20th-century coastal chalets, and each period has its own usual defects. We look for damp in older stone-walled homes, check roof conditions on heritage buildings, and review any historic features that may have been affected by modern renovation works. Having surveyed Grade II listed farmhouses such as Lanyon Farmhouse and Taskus Farmhouse, we know the pressures that come with looking after period features.

Walls, floors, doors, and windows all form part of the Level 2 survey, and we inspect each of them for condition and any visible defects. We also assess the building’s structure, watching for movement, subsidence, or structural distress that might point to problems with foundations or load-bearing elements. Around Gwithian Towans and near Godrevy, we pay extra attention to render and external joinery, as the coastal climate and salt air can take a toll.

To make the findings easy to read, our surveyors use a traffic light rating system. Red flags urgent defects that need immediate attention, amber marks issues that will need repair in future, and green shows that the element is in satisfactory condition. That gives you a clear way to prioritise works before you complete your purchase, and we also set out practical advice on maintenance and remediation for each issue we identify.

• Visual inspection of all accessible areas
• Assessment of walls, floors, ceilings, and doors
• Roof structure and covering condition
• Damp and timber decay investigation
• Electrical and plumbing visible condition
• Thermal efficiency observations
• Market value assessment
• Condition ratings for each element

Gwinear-Gwithian properties can raise some very specific questions, and our Level 2 surveys are set up to deal with them. Parts of the parish sit within the Gwinear Conservation Area, where many Grade II and Grade II* listed buildings need careful handling during a property transaction. Our surveyors understand what comes with buying a listed building, from maintenance issues that may need specialist attention to the need for listed building consent. We are used to working in conservation areas, so we can talk through the extra considerations that apply to historic homes.

Salt air is a real factor for homes in Gwithian Towans and near Godrevy, and it can speed up weathering of external finishes and structural parts. We inspect render, timber joinery, and metalwork carefully, and note any corrosion or deterioration that may call for maintenance. We have seen many properties here with accelerated decay to external timber windows and doors because of coastal exposure, which often means more frequent upkeep or replacement than would be needed inland. The managed dune system at Gwithian Beach also points to the ongoing coastal erosion risk along this stretch, and we can talk through what that means for properties in these areas.

Agricultural buildings and former farmhouses are a big part of the local housing stock, with places such as Lanyon Farm and Polkinghorne Farm dating from the 17th century. These older homes often include traditional construction methods, such as solid granite walls, thatched or slate roofing, and historic joinery. Our surveyors assess those period features and identify any work needed to keep the property sound while protecting its historic character. Repairs to listed buildings often call for matching materials and traditional techniques, which can change both the cost and the complexity of the work.

The parish’s mining past is another point our surveyors keep in mind. Gwinear parish had several working mines during the 1840s, employing hundreds of people before they closed in the 1880s. That history brought economic benefit, but it also left a legacy of possible ground instability that can affect properties across the area. We are trained to spot visual signs of mining-related subsidence or ground movement, including cracking patterns and settlement issues that may suggest a deeper problem.

Once the inspection is finished, we send you a comprehensive RICS Level 2 survey report that explains the property’s condition clearly. The report uses a traffic light rating system for each element, red for urgent defects requiring immediate attention, amber for issues that will need attention in the future, and green for areas in satisfactory condition. That makes it straightforward to see which problems are most serious and to prioritise remedial works.

Each part of the report includes our professional opinion on the condition of the relevant element, along with advice on maintenance and any repairs that may be required. Technical terms are explained in plain language, so the findings are easy to understand. If we find any urgent defects, we place them at the beginning of the report so you can act on them before you complete the purchase.

The report also contains a market value assessment, which can help with negotiations. If significant repairs are needed, you may be able to ask for a reduction in the purchase price to reflect the cost of the work. Our reports are accepted by all major mortgage lenders and conveyancing solicitors, so they are suitable for use in any property transaction.