RICS Level 2 Home Survey in Roche

Our RICS Level 2 survey, previously called a HomeBuyer Report, gives you a detailed check on a property's condition without going into the full structural depth of a Level 3 Building Survey. We inspect all accessible parts of the home, including the roof space, where safe and accessible, along with the walls, floors, windows, doors and permanent fixtures. We rate the condition of each part and highlight defects that could affect value or safety. It is a visual inspection, so we do not move furniture or open up the structure, but where appropriate we use specialist equipment such as moisture meters and thermal imaging cameras.

The report uses a straightforward condition rating system. Condition rating 1 means no repair is needed, condition rating 2 shows repairs are needed but not urgently, and condition rating 3 points to serious defects needing urgent attention. That standard format makes it easy to see what needs dealing with now and what can wait. Every element we inspect is given one of these ratings, so you get a quick, clear picture of the property's overall condition.

In Roche, many homes were built with traditional Cornish materials such as granite, cob and local stone, so our surveyors watch closely for the issues older properties here often develop. We check for damp penetration in solid-walled buildings, inspect the condition of slate roofs, and look for structural movement that may point to subsidence, a real concern in this former mining area. The survey also covers energy efficiency, so you get a clearer idea of thermal performance and likely heating costs.

• Visual inspection of all accessible areas
• Assessment of construction and condition
• Identification of defects and their urgency
• Advice on repairs and maintenance
• Market value indication (optional)
• Energy efficiency assessment

There are a few Roche-specific risks that we cover carefully in a Level 2 survey. The parish lies on the northern edge of the china clay area, and Cornwall's long mining history means subsidence is a genuine issue here. We look for wall cracking, uneven floors and other signs of ground movement that could indicate foundation problems linked to former mining activity or clay shrinkage. Cornwall is historically rich in metalliferous mining, and undocumented historic mining features can sometimes result in collapse or subsidence, which makes this an important point for anyone buying in the Roche area.

Local geology matters here as well. Properties built on clay-rich soils can be exposed to shrink-swell movement, and as Cornwall sees more extreme weather patterns, changes in moisture levels can cause those soils to expand and contract, with foundations shifting as a result. We inspect external walls, internal plasterwork, and door and window openings for signs of this kind of movement. Roche sits in the "Clay Country" region, where shrink-swell is recognised as a significant geohazard costing the UK economy over £400 million annually.

Flood risk is also part of the picture in Roche because both the rivers Par and Fal rise within the parish boundaries. The area is not coastal, but its steep-sided valleys can see rapid-onset flooding after heavy rainfall. Cornwall has a complex hydrology with many rivers and streams, and around 1 in 6 properties in the county are at risk of flooding. During our inspection, we note signs of past flooding or water damage and check whether drainage and damp-proofing measures appear adequate.

Construction in Roche can be quite distinctive, and that calls for specialist knowledge. Traditional buildings here often use schorl rock, tourmalinised granite, rough-coursed petuntse and local stone, while roofs are commonly finished in slate or large scantling slates. We know these materials and the defects that can affect how they perform over time. We also stay alert to mundic concrete, which can be a concern in properties built between 1919 and 1980 because it may deteriorate and fail to meet modern structural requirements.

• Signs of subsidence or ground movement
• Damp and mould in all forms
• Roof condition and tile defects
• Electrical safety and wiring age
• Timber rot and woodworm
• Drainage and guttering issues
• Window and door operation
• Wall and ceiling cracks

Roche has a strong architectural identity shaped by its Cornish setting and geology. Roche Rock, the dramatic quartz-schorl outcrop above the landscape, is a clear example of the local stone that has influenced building methods here for centuries. Around the village, traditional buildings make use of rough-coursed petuntse and schorl blocks, and white brick detailing is often seen on period homes. The Chapel of St Michael on Roche Rock, a Grade I listed building, shows the traditional use of schorl rock in construction and underlines the importance of local materials in the area's history.

Many traditional Cornish cottages in Roche are built in granite, which is plentiful in this part of Cornwall and valued for its strength, durability and resistance to the weather. Older homes may also have cob walls, made from clay, sand, straw and water, which can insulate well but need careful upkeep to avoid damp penetration. Slate roofs are typical across the area too, though in practice we regularly see a mix of modern interlocking tiles and traditional scantle slating on older properties.

Roche is also seeing modern construction come through in developments such as the Bre Treggarek and Victoria Road sites. These schemes use contemporary building methods including air source heating systems, timber frame construction and modern insulation techniques. Our surveyors are used to assessing both older and newer forms of construction, so we can spot defects across the board. That matters in a village expanding by hundreds of new homes, where old and new building styles now sit side by side.

We also watch for properties that may include aluminium composite materials or other modern products that have been identified as fire hazards in recent years. Our Level 2 survey includes an energy efficiency assessment as well, which is especially useful for older homes that may not have enough insulation. In Roche, 96 households have been identified as lacking central heating according to census data.

Roche has been through a notable spell of development in recent years. At Bre Treggarek off Edgcumbe Road, Vistry Group and LiveWest are delivering 175 new homes, with 44 of them classed as affordable housing. The Victoria Road development adds another 90 properties, and several homes at the Victoria development are already nearing completion. Taken together, these schemes are reshaping the village, bringing in new families and turning Roche into a growing population centre.

New build homes can still benefit from a Level 2 survey. Even with a 10-year NHBC warranty, or similar cover, an independent inspection can reveal defects from the construction process or build quality issues that the developer should put right before completion. We check workmanship, look at whether installations appear to meet building regulations, and flag snagging items that need attention. On the Victoria development, for instance, there are properties with air source heating systems and other modern technologies that need informed checking.

The Level 2 survey includes an energy efficiency assessment, which helps show how the property performs thermally and what that could mean for heating costs. That is particularly useful with new builds using systems such as air source heat pumps, because they work differently from traditional gas boilers and need some understanding of efficiency ratings and maintenance requirements. Cornwall also has a higher percentage of self-employed residents and lower average salaries than the UK average, so ongoing property costs can make a real difference to budgeting.

Buying off-plan or at an early stage of construction, we can help there too. We offer pre-completion inspections so the property can be checked against expected standards before you complete. It is often the best point to pick up issues before move-in, which can save time and money on remedial works later. Our team has inspected homes across the new developments in the Roche area and knows what to look for in newly constructed properties.