RICS Level 2 Survey in Maker-with-Rame

Our RICS Level 2 Survey gives a clear visual inspection of the property’s accessible areas, looking closely at the main elements, including walls, roofs, floors, doors, and windows. Our surveyor flags defects, possible problems, and anything that needs urgent attention, then sets each issue against its severity. In Maker-with-Rame, that also means judging the effect of the coastal setting on building materials, alongside any damp or timber deterioration that turns up in older Cornish homes with solid walls.

We also include a market valuation and an insurance rebuild cost assessment, so there is a proper check on whether the asking price reflects the property. Where serious concerns appear, such as major structural issues or damp that may affect value, they are called out plainly in the report. The RICS Level 2 Survey uses a simple traffic light system, making it easy to see what needs work and what is in sound condition. With the average detached property in the area commanding £598,500, the valuation is a useful part of mortgage valuation requirements.

Many homes in Maker-with-Rame date from the pre-1919 and interwar periods, so our inspectors give traditional construction methods extra attention. That means checking solid wall construction, common in older cottages and terrace properties, as well as damp-proofing and ventilation. Because the area sits on the coast, we also look at salt exposure on external walls, joinery, and roofing materials, all of which can weather faster than on inland properties. Our surveyors know the local Devonian slate and sandstone geology that supports much of the peninsula.

Predominantly Devonian slate and sandstone across the Rame Peninsula usually brings a lower shrink-swell risk than heavy clay ground, yet our surveyors still look for any hint of ground movement or subsidence that could affect foundations. Homes right by the coastline or close to cliff edges may be influenced by coastal erosion over time, so we examine foundations and retaining structures carefully for instability or movement linked to erosion.

• Structural walls and foundations
• Roof covering and structure
• Chimneys and flashings
• Damp and timber condition
• Windows and doors
• Plumbing and electrical visible parts
• Floors and ceilings
• External areas and boundaries

Across the Rame Peninsula, our surveyors are trained to spot several area-specific issues. Salt-laden winds can speed up the breakdown of external rendering, timber joinery, and roofing materials. Homes near the shoreline or cliff edges may also be affected by coastal erosion, which can weaken foundations and cause structural movement over time. We inspect these risks carefully and record any signs of erosion or instability in the report, especially for properties on the coastal fringes of the peninsula.

The older housing stock in Maker-with-Rame, especially properties built before 1945, often shows issues linked to traditional construction methods. Solid walls without cavity insulation can be prone to rising damp, particularly where the original damp-proof course has failed or was never installed. Our surveyors look for damp penetration, often in ground-floor walls, around windows, and in poorly ventilated spaces. Timber elements such as floor joists, window frames, and roof rafters may also show woodworm or rot if damp has been an issue for years.

Roof condition crops up often in our Level 2 surveys across the peninsula. Many older homes have slate or clay tile roofs that are durable enough, yet still develop leaks through slipped or broken tiles, failed leadwork around chimneys, or worn mortar. We assess the roof covering from inside the roof void and from ground level, looking for places where water could get in. Given the age of much of the local housing stock, outdated electrical wiring and plumbing systems are also frequently noted, and plenty of pre-1970s homes still have original installations that would benefit from updating.

Flood risk matters too for buyers in Maker-with-Rame. As a coastal parish, some areas, especially those near the coastline and estuaries such as the River Tamar and Plymouth Sound, face coastal flooding risk. Low-lying spots, or places where drainage systems struggle in heavy rain, can also see surface water flooding. Our surveyors record any visible signs of previous flooding or water damage and can talk through the flood risk considerations for the property.

• Coastal weathering and salt damage
• Rising and penetrating damp
• Timber rot and woodworm
• Roof defects and leaks
• Outdated electrical systems
• Surface water drainage issues
• Coastal flooding risk

The RICS Level 2 Survey suits most property purchases in Maker-with-Rame, especially conventional houses, bungalows, and flats that are in reasonable condition. For a modern property built within the last 50 years, it gives a full assessment of the key parts of the home. As most properties in the area are older than 50 years, this survey type is especially useful for picking up age-related defects seen in the local housing stock.

For first-time buyers in the Maker-with-Rame area, the Level 2 Survey is particularly useful, because it gives vital information about condition before a buyer commits to what is likely the biggest purchase. The market valuation also helps check that the price is fair, while the condition ratings point to issues that may mean costly repairs later on. For people moving here from elsewhere in the UK, our surveyors can explain how the local coastal environment affects property condition differently from inland areas.

Buy-to-let investors looking at properties in Maker-with-Rame should also consider a Level 2 Survey before they complete the purchase. Knowing the condition of the property helps with accurate budgeting for renovation or repairs, and the survey report can highlight issues that may affect rental appeal or need urgent attention from tenants. With the strong tourism influence on the local economy, well-kept properties within the AONB can command premium rental rates.

For a listed building, a property in a conservation area, or a particularly large or complex historic property, we may recommend the RICS Level 3 Building Survey instead. These homes often have unique construction characteristics and specific planning restrictions that call for the more detailed assessment a Level 3 survey gives. Our team can advise on the most suitable survey type for the specific property.