RICS Level 2 Survey in North Tamerton

North Tamerton’s housing stock has a character all of its own, which is why a professional survey matters. Across the village and the wider parish, period homes built between 1800 and 1911 are the norm, and there are listed buildings that go back to the 15th century. Stone rubble, cob, stucco and slate roofs are all part of the picture here, so anyone inspecting these homes needs to understand older construction methods properly. Our surveyors have looked at hundreds of similar properties across Cornwall and Devon, and that experience helps us pick up issues that a less seasoned assessor could easily overlook.

Typical defects in Cornish period houses are well known to our inspectors, from rising damp in solid wall construction to roof problems on slate roofs of this age, timber decay in original joinery, and the wear that weather can cause to traditional materials. With 126 households in the parish and properties that range from farmsteads to hamlets, no two homes are quite the same, and our detailed Level 2 survey reflects that. We have seen how moisture works its way into cob walls that have been neglected, and how slate roofs over 100 years old can suffer from slipped tiles and failing flashing that become expensive if they are left too long.

Flood risk is part of the local story too, thanks to the River Tamar and River Deer confluence near the village, together with the historic Bude Canal that once ran through the parish. Our surveys look at the possibility of water ingress, drainage conditions and any signs that a property has flooded before, all of which matter in this riverside setting. North Tamerton itself sits on higher ground above the river confluence, but we still take a close look at drainage patterns and any evidence of past flooding that could affect homes in the lower-lying parts of the parish.

Listed homes are common in North Tamerton, including the Grade I listed Church of St Denis from the 15th century and the Grade II* listed Ogbeare Hall. Buying a listed building without a proper grasp of its condition can lead to unwelcome repair bills and extra hurdles under heritage rules. Our surveyors understand the added layers that come with listed buildings, and we will flag anything that may call for specialist heritage advice or Listed Building Consent before work goes ahead.

The RICS Level 2 Home Survey, previously called the Homebuyers Survey, gives a clear condition assessment for conventional homes in reasonable shape. For North Tamerton properties, that means looking at the main structural parts, the building fabric and the key services we inspect during our visit to the home you are considering. It follows RICS guidance and uses a consistent format, so buyers can compare properties more easily and see exactly what they are buying.

Because so many homes here are older, our surveyors give extra attention to traditional building elements. Roof coverings, flashing and parapet walls are checked for damage or deterioration, walls are examined for cracking or movement that might point to structural problems, windows and doors are assessed, and we look at the building envelope as a whole. Our traffic light rating system shows red for urgent attention required, amber for requires attention, and green for satisfactory condition. It is a straightforward way to decide what, if anything, needs doing after purchase.

Every accessible part of the property is included in the inspection, from the roof space, where it is safe and accessible, to void areas and outbuildings. Where it helps, we use thermal imaging to pick up hidden damp and gaps in insulation, and we look closely for timber decay, woodworm activity and any sign of structural movement. In North Tamerton, where traditional cob or stone rubble walls are still found, we pay particular attention to moisture ingress and the condition of render finishes, both of which can struggle in the Cornish climate.

We set out the findings in plain English, with no jargon and practical guidance on the next steps. The report gives you the detail you need to negotiate with confidence, plan for repairs and make an informed decision about the purchase, whatever stage you are at.

North Tamerton has an impressive run of listed buildings that tells the story of its past. The Grade I listed Church of St Denis dates from the 15th century, while the Grade II* listed Ogbeare Hall is a rare example of a C15 great hall encased in a late C19 house. Other notable properties include Vacye, a circa early C19 house built of stuccoed cob, Semersdown from 1633, built of stone rubble and rendered cob, and a number of other Grade II listed farmhouses and cottages across the parish. Together they show centuries of Cornish building tradition, and they need assessors who understand what makes them significant.

These historic buildings were put together with traditional Cornish materials and techniques that are very different from modern construction. Stone rubble, cob and stucco walls add real character, but they need specific maintenance. Our surveyors know those methods well and can spot issues that may be missed by people without direct experience of historic property assessment. We also know how to identify modern interventions that have been poorly handled and caused harm to original fabric, and we understand why breathable materials matter in traditional walls.

The Cornwall-Devon border geology, with its slate, granite and metamorphic rocks, can bring its own difficulties, including possible shrink-swell clay behaviour in some subsoils. Detailed flood risk data for North Tamerton is limited, but the village sits above the River Tamar and River Deer confluence, so drainage and surface water management still matter for every property here. We look at drainage patterns, guttering and any sign of water staining or historic flooding that could point to a problem.

Slate roofs are widespread in the area, so we keep a close eye on slipped slates, damaged flashing, and the condition of verges and ridges. Many North Tamerton properties still have original slate roofing, and while it can remain serviceable, it often needs regular maintenance. We will point out any concerns and explain how urgent the repairs are if they are needed to stop water getting in and damaging the building fabric further.