RICS Level 2 Survey in Helland

In Helland, the market spans everything from historic stone houses dating from the 15th and 17th centuries to modern new builds by developers such as bunnyhomes. It is a peaceful Cornish village, and that popularity is reflected in pricing, with detached homes in Lower Helland averaging over £404,000. Our RICS Level 2 survey gives a professional view of condition and can pick up defects that are easy to miss during an ordinary viewing.

Because Helland sits along the River Camel, some homes, especially around Helland Bridge, can come with potential flood risk. During our inspections we look closely at those environmental points, including signs of earlier water ingress, damp, and how well the drainage is performing. Older homes here also call for care, not least the 19 listed buildings in the parish, where traditional construction needs informed assessment.

Traditional Cornish stone is common in Helland, and it brings its own set of concerns, from moisture penetration to stone decay and the state of lime mortar pointing. Our chartered surveyors know these local building characteristics well and set out any remedial work that may be needed in clear terms. We have inspected many stone-built homes in Helland, so we know how traditional lime mortar pointing behaves compared with modern cement renders, and what matters when judging historic stonework.

Recent market figures indicate that Helland prices are currently 21% below their 2017 peak of £522,500, which may open up opportunities for buyers. Even so, a lower agreed price does not remove the need for a proper survey, because unexpected repairs can quickly wipe out any saving on the purchase. Our Level 2 surveys cover properties up to £500,000 and give us a solid basis for making such a significant financial decision.

• Protection for properties up to £500,000
• Identification of structural issues
• Recognition of local construction methods
• Flood risk assessment for riverside properties

Homes in Helland reflect the long-established building traditions of north Cornwall, with local stone used as the main construction material in many cases. Notable examples include the Grade II listed Helland Bridge from the 15th century and the Grade II* listed Lancarffe house from the 17th century, both of which show the quality of traditional Cornish stonework. When we inspect older buildings of this kind, we look for deterioration such as spalling, surface flaking, cracking and erosion at the mortar joints.

Lime mortar was the traditional material used in most of the stone buildings here, and it is still generally the right choice for repairs because it allows historic walls to breathe. Over time, though, some properties have been repointed with modern cement-based mortars, and that can trap moisture and create defects. Where we find inappropriate cement pointing, our surveyors will note it and recommend assessment by a qualified stonemason.

Newer homes in Helland, especially the Georgian-inspired houses by bunnyhomes in Lower Helland, show a very different style of construction and specification. Features can include underfloor heating, CAT6 cabling and high-spec kitchens fitted with SMEG appliances. These properties often need less remedial work, but our Level 2 survey can still uncover snagging items or defects that are not obvious without trained inspection.

Slate roofs are another familiar feature in Helland and across Cornwall. We inspect them for slipped slates, damaged ridges and the condition of any lead flashings. Chimneys matter too, particularly on older Cornish homes, because they can need extensive upkeep.

Some defect patterns come up time and again in Helland, and dampness is near the top of the list. It is especially common in older stone-built homes, where moisture can get in through worn pointing or damaged render. We use thermal imaging and moisture meters to help identify damp penetration that may not be visible by eye alone.

Private drainage is common because many Helland properties are in a rural setting, and it is often an area where problems arise. Septic tanks and treatment plants need regular maintenance, so where access allows, we inspect the visible drainage infrastructure as part of the survey. If the system appears to be in poor condition, or there are signs it may not meet current regulations, we will say so plainly.

For homes close to the River Camel, flood risk is not something we treat lightly. We look for evidence of previous flooding, including tide marks, mud residue and damaged plaster that may point to earlier flood events. We also consider how exposed the property may be to future flooding and, where suitable, recommend a separate flood risk assessment.

Roof defects also feature regularly in our Helland inspections. Typical issues include slipped or broken slate tiles, worn ridge tiles, damaged lead flashing and defects to flat roof areas over extensions or conservatories. Any problems we find are photographed, and our report explains what repair work is likely to be needed.

There has been recent development in Helland, including Georgian-inspired homes by bunnyhomes in Lower Helland with high-spec kitchens fitted with SMEG appliances, underfloor heating and CAT6 cabling. These are substantial purchases, and their prices reflect both specification and setting. Even so, a Level 2 survey still has value on a new build, because snagging and build defects are not always visible at first glance.

Our team has already inspected several bunnyhomes properties in Lower Helland, including The Old Parsonage, Ivy House, Rose Cottage, Poppy Cottage and Hedgerow House. Across those homes we have seen high-specification features such as cooking islands, utility rooms, ensuites and off-road parking. They are modern homes, but our survey can still help by identifying smaller defects for the developer to put right before completion.

The Walled Garden development is another notable scheme, offering nine eco-friendly stone-built cottages with planning permission. They are designated as holiday homes, with 365 days per year permitted occupancy as second homes. For either a new build or an older property, a RICS Level 2 survey gives us a clearer picture before taking on such an important financial commitment.

One new home being marketed in Helland by Savills includes vaulted ceilings, full-height glazing, a contemporary kitchen with Silestone worktops and premium appliances, plus underfloor heating served by an air source heat pump. Features like these need the right technical understanding during inspection. Our surveyors are experienced in assessing heat pumps, underfloor heating and other renewable technology installations.