RICS Level 2 Survey in Quethiock

Quethiock remains one of Cornwall’s least developed parishes, with just 481 residents recorded in the 2021 Census. That rural setting shapes the housing stock, and it is a very different prospect from most urban areas. Much of the stock dates from 1800 to 1911, with traditional Cornish construction, stone-clad walls, granite lintels, and steeply pitched slate roofs that have taken plenty of weather over the years. Age matters here. What looks like a small cosmetic flaw can hide something more serious that has built up over decades.

There are several Listed Buildings in the village, among them the Grade I listed Church of St Hugh of Lincoln and a number of Grade II properties dotted across the parish. Those older structures need careful handling during a survey because lime mortar and natural materials behave in a different way from modern construction. Our surveyors look at how those historic elements have held up, checking for movement in load-bearing walls, damaged lime pointing that has kept buildings dry for generations, and any modern alterations that may have upset the building’s integrity. Where specialist conservation work is likely, we say so, since listed buildings often need Grade II and above approval for significant changes.

Some homes here have also been converted, especially barn conversions at places such as Venn Farm and Hill Billy Barn, both of which have had recent planning activity for dwelling conversions. Those projects can bring their own complications, and a standard survey may not catch them all. Walls may have been removed for open-plan layouts, structural elements can be altered, and insulation requirements can affect both the building’s strength and how comfortable it feels through the year. We take a fresh look at each converted building, because what suits a barn does not always work as a family home.

• Stone-walled Cornish cottages
• Converted barns and farmhouses
• Period properties from 1800-1911
• Modern bungalows
• Listed Buildings

Quethiock properties show Cornish building traditions that have developed over centuries to suit the local climate and terrain. The Saltash Formation provided slate for roofs and stone for walls, so you often see stone quoins at the corners for strength, steeply pitched roofs finished in Cornish slate to clear heavy rain, and granite lintels over windows and doors that have lasted for generations. They have earned their keep, but they still need maintenance. Our surveyors know exactly what to look for when checking these traditional materials.

By contrast, some of the more recent bungalows have rendered walls and concrete tiles, reflecting the mid-twentieth century move towards materials that were quicker and cheaper to produce. Even so, age catches up with them too. We often find failing render that has let water in, cracked tiles with worn protective coatings, and insulation that falls short of modern energy standards. Our surveyors apply the right criteria for each construction type, so nothing is overlooked, whether the property is a 200-year-old farmhouse or a 1960s bungalow.

The British Geological Survey shows that Quethiock sits mainly on non-plastic geology, so shrink-swell clay movement is less of a worry here than in parts of England where subsidence claims are driven by that issue. Even so, other ground stability problems can still arise, especially because the area’s mining history goes back to the 1850s, when local mines were producing copper, tin, and manganese. During every inspection we check foundations and drainage with care, looking for signs of old mining activity, ground movement, or subsidence that might affect long-term stability. If we spot anything troubling, we recommend a structural engineer for a proper assessment.

Across Cornwall, our surveying work has shown a few recurring problems that buyers in Quethiock should have in mind before they commit. Dampness is probably the most common, especially in older buildings where original damp-proof courses have failed or were never installed at all when the houses were first built. Rising damp, where moisture travels up through solid walls, penetrating damp from roof leaks or around windows, and condensation caused by poor ventilation all affect traditional homes, particularly those with solid walls and limited air circulation, which was common in historical construction methods.

Roofing faults come up often too. Missing or broken tiles, sagging rooflines, and poor insulation are standard findings on period homes that have not been updated for decades. Many older roofs were designed for lighter clay or slate tiles, so when concrete tiles were added as replacements during the twentieth century, structural stress sometimes followed and affected the roof’s integrity. We look closely for evidence of old leaks that may have caused timber decay in rafters and purlins, and we check compromised structural parts that could become expensive if ignored.

We also see plenty of outdated electrical systems and plumbing in Quethiock homes. Many still have original wiring from the mid-twentieth century or earlier, and that may fall short of current safety standards as well as present a fire risk. Older pipework, including lead supply pipes and galvanised steel internal plumbing, can corrode over time and affect both water quality and pressure. Our reports pick up these issues and we recommend that qualified electricians and plumbers inspect them before completion, since these are not matters to leave to survey observations alone.

Drainage issues crop up regularly too, which is hardly surprising given Cornwall’s high annual rainfall and the strain that places on gutters and drainage systems. Blocked gutters packed with moss and debris, badly graded ground that lets water collect near foundations, and failing septic tanks where homes are not on mains drainage all lead to water going where it should not. We inspect all visible drainage systems and record any concerns, with particular attention to septic tanks and soakaways where properties rely on individual drainage rather than mains sewage connections.