RICS Level 2 Survey in Morval

Across Morval and the wider Looe area, the housing stock is anything but uniform. Within the parish you will find historic farmhouses, centuries-old cottages, and modern bungalows at developments such as Tudor Lodges. That mix calls for a survey that matches the building in front of us, not a one-size-fits-all template. Many of the older homes in particular can hide defects that are easy to miss, including poor ventilation causing damp and condensation, deteriorating damp-proof courses, ageing roof structures, and outdated electrical and plumbing systems that may no longer meet current regulations.

Listed buildings in Morval bring their own set of considerations. Penarthtown, Council Cottages at Sandplace, and Morval House are Grade II listed, and the Church of St Wenna is Grade I. Buildings like these need careful assessment because centuries of alteration can introduce structural changes that are not obvious at first glance. Our surveyors are used to traditional Cornish construction, from stone walls and render finishes to pitched tiled roofs, and we know how those materials respond to the local climate and what signs of movement or deterioration may matter to a buyer.

Flooding is not something to brush aside in Morval. The Morval Neighbourhood Development Plan says most of the parish sits within Flood Risk Zone 1, the lowest risk, but local residents have identified notable flooding in certain spots after heavy rainfall. The B3253 near its eastern junction with the A387 between Widegates and Nomansland is regularly affected by surface water flooding. The southern end of the unadopted road between the A387 and the B3253 near Bindown is another location, and the A387 between the Morval War Memorial and Sandplace is also recognised as a problem area. For homes in or near these locations, we look closely at water ingress, drainage and any flood resilience measures already in place. Cornwall Council also runs a Property Flood Resilience, PFR, Scheme for individual properties in these higher-risk areas.

The wider setting matters too. The South Cornwall coast from Gribbin Head to Rame Head, including Looe and the nearby Looe Rivers, is identified as an area where flooding is expected or possible. That local context can shape a purchase decision in this attractive, very specific part of Cornwall.

Some issues come up time and again in Morval, especially in properties of traditional construction. Dampness is one of the most common, and the cause is not always straightforward, it may be poor ventilation, roof leaks, defective weatherproofing, failing damp-proof courses or plumbing faults. In older Cornish homes, solid walls combined with the region's damp climate can easily create the conditions for moisture problems if maintenance has slipped. We know where to check and which signs point to a damp issue that is active, longstanding or likely to return, even when it is not obvious to a buyer on a viewing.

Roofs deserve close attention here. Many older Morval homes have pitched tiled roofs, and we often see wear in the jointings at verges, ridges, hips and valleys. Where flat roofs are present, leaks and brittle coverings can be the main concern. During the survey we assess the roof structure carefully, looking for damage, slipped or missing tiles, and signs of earlier repairs that may hint at an ongoing problem. We also inspect roof space timbers for rot or insect infestation that could affect the structure.

In older properties, electrical and plumbing installations are often behind current regulations, and sometimes they present safety concerns as well. We inspect visible wiring, consumer units and plumbing connections, and we flag anything that should be checked further by qualified electricians or plumbers. Drainage can also be an issue in parts of Morval, particularly where surface water flooding follows heavy rainfall. For that reason, our survey also considers the drainage arrangements and any signs that poor drainage could lead to later problems.

External finishes matter a great deal in Morval, particularly on traditional buildings with solid walls. Render can crack, delaminate or develop salt efflorescence, and once that happens water can get in and contribute to damp internally. We check render carefully for previous patch repairs, hollow areas that suggest delamination, and vegetation growth that points to trapped moisture. It is the kind of detail that helps you plan future maintenance properly and avoid expensive surprises after completion.

We write our RICS Level 2 Survey reports to be easy to follow, even if this is your first time dealing with a property survey. Each area of the home is rated using the traffic light system, red for urgent matters needing immediate attention, amber for defects likely to need work in future, and green for parts in satisfactory condition. It gives you a quick way to spot the key issues while still seeing the property as a whole. Every section is clearly labelled and arranged so you can find what you need without wading through unnecessary complication.

The traffic light ratings are only part of the picture. We also explain each issue in detail, what it is, why it may have happened, and what it could mean for you as the owner. Where needed, we set out practical next steps for repair or further investigation, and can provide contact details for specialist contractors. If the property is being bought with a mortgage, adding the valuation element may also satisfy your lender's requirements, which can save both time and money. We keep the language plain and avoid technical jargon where we can, while still being thorough.

If you choose that service, the report can also include a market valuation based on our knowledge of Morval and the wider Cornwall market. That can be helpful for mortgage purposes and for checking that the agreed price is fair. In reaching a view, we consider recent sales in the PL13 area, including the detached house that sold for £510,000 in March 2023 and terraced properties at around the £255,000 mark. It is local evidence that helps us form a grounded assessment of value.