RICS Level 2 Survey in Par & PL24

Our RICS Level 2 Survey is a detailed inspection of all accessible parts of the property you are thinking of buying. We look closely at the main structural elements, including walls, floors, ceilings, roofs and foundations. Our surveyors also check for damp, rot, timber defects and structural movement that could affect the building’s integrity. In PL24, where many homes are exposed to coastal weather conditions, we pay close attention to external wall finishes, mortar condition and any signs of penetrating damp, a common issue in older properties in this part of the region.

We cover the visible and accessible parts of the building, from windows and doors to chimneys and decorative details. Plumbing, electrical installations and heating systems are assessed for their apparent condition, although we do not test them in the way a specialist contractor would. In the report, each element is given a clear condition rating so you can quickly see what needs urgent attention and what is more cosmetic in nature. We also include a market valuation and an insurance reinstatement figure as standard.

In PL24, there are a few recurring points our surveyors are always alert to. Salt-laden air from the coast can speed up the decay of external renders and metal fixings. A lot of homes here have slate roofs, which are long-lasting but still need regular upkeep. We also look for signs of past flooding because of the area’s closeness to the River Par and the coastline, and we note any evidence linked to radon, which is widespread across Cornwall. That local experience matters, especially with traditional Cornish stone buildings and newer cavity wall homes.

The mix of housing in PL24 is broad. You will find Victorian terraces in the heart of Par, 1970s semi-detached houses in Tywardreath, and contemporary new-builds at developments such as The View at Par. Each period of construction tends to come with its own usual defects, and our surveyors know what those patterns look like. We set out the findings clearly, use photographs, apply the RICS traffic light condition ratings, and give practical advice on any repairs or further steps that may be needed.

• Structural walls and foundations
• Roof structure and covering
• Damp and moisture assessment
• Timber condition (floors, joists, roof)
• Windows, doors, and joinery
• Chimneys and flues
• Plumbing and electrical overview
• Insulation and energy efficiency

Across Par and Tywardreath, we see the same defects cropping up again and again, and damp is high on the list. It is especially common in older homes built before modern damp-proof courses became standard. In this coastal area, wind-driven rain can make matters worse, and homes with poor ventilation can also develop condensation problems. Our surveyors use moisture meters alongside their experience to judge both the extent of any dampness and its likely cause. Properties along the coast near Par Sands are often more vulnerable to penetrating damp because of their exposure to southerly winds.

Roofs are another major area of concern in PL24. Many houses have slate roofs, traditional in appearance and often very attractive, but they do need continued maintenance. Slipped slates, perished felt underlays and worn lead flashings around chimneys and valleys are all issues we commonly record. In properties built before the 1940s, the timber roof structure may also show signs of rot or woodworm, particularly where ventilation has been poor. If we spot anything that needs a closer look, our surveyors will recommend a close-quarters roof inspection. In Tywardreath, which lies slightly inland, we also come across older stone tiles that can be more brittle than modern slate.

Cornwall is classed as a high radon area, so this is something our surveyors keep in mind throughout PL24. During a standard Level 2 survey we do not carry out radon testing, but we do note whether radon detection measures are present, or absent. Where a property has little ventilation at lower floor level, we are likely to recommend that buyers arrange radon monitoring. It is an important health issue and one that is easy to miss. The risk can be more relevant in homes built on the alluvial soils near the River Par, where ground gases may gather more readily.

The geology in PL24 includes areas of clay soil, and that can lead to shrink-swell movement affecting foundations, especially where mature trees are close by. Our surveyors look for signs of structural movement that may point to foundation problems, although any serious concern would still need a specialist structural engineer’s report. Direct mining subsidence is less common in Par itself than in some other parts of Cornwall, but the area’s industrial past means we stay alert to possible ground instability. Some parts of Par linked historically to the port and clay industry may also include made-up ground, which needs careful assessment.

Knowing how local properties were built helps us spot trouble faster. In PL24, Victorian and Edwardian homes were commonly constructed with solid stone walls using local granite or slate, often finished with lime-based renders so the building could breathe. Traditional lime mortar pointing is also typical, and over time it can break down and allow moisture to get in. We check that pointing carefully and consider whether repointing with suitable materials is likely to be needed.

Homes built in the mid-twentieth century, especially between 1945 and 1980, are often of cavity wall construction with brick or concrete block outer leaves. In PL24, many of these properties were originally built with solid concrete floors, and those can be prone to damp where there is no damp-proof membrane. We also regularly find that the original timber sash windows have been replaced with uPVC units, sometimes not fitted well, which can then contribute to condensation and ventilation problems.

Newer homes in PL24, including properties at The View at Par development by Barratt Homes and Par Green by Persimmon Homes, are built to modern standards with cavity wall insulation, UPVC windows and concrete tiled roofs. They are often in good overall condition, but that does not mean free of defects. We have identified issues in some new-build properties such as poor mortar joints, insulation that has not been installed properly, and smaller snagging items that should be put right by the builder. Even a new property benefits from a careful inspection, whatever the reputation of the developer.