RICS Level 2 Survey in Sennen

Sennen properties come with surveying issues we do not see in the same way further inland in the UK. On this stretch of the Cornwall coast, buildings take the full force of harsh maritime weather, from strong winds off the Atlantic to salt-laden air that speeds up corrosion, plus occasional storm damage through the winter months. A good number of homes are built in traditional granite, which is durable but needs informed assessment. Our surveyors know what coastal exposure does to different forms of construction and can spot defects a more generic survey may overlook. The granite geology under Sennen forms part of the ancient Cornubian batholith, and homes sitting on this bedrock raise different questions from those founded on clay soils further east in Britain.

There is also a strong historic element to Sennen’s housing stock, with several Listed Buildings and homes inside the Sennen Cove Conservation Area. Many of these older properties use traditional construction, local stone, slate roofing and, in some cases, cob walls. Attractive, yes, but they can hide problems such as damp penetration, ageing electrics or structural movement linked to age and exposure. Some village properties date back centuries, and our surveyors are used to inspecting buildings put together with traditional Cornish methods from before modern building regulations existed. We look at ventilation in roof spaces, check that solid walls are not being sealed in by unsuitable modern materials, and review whether earlier alterations have kept the building structurally sound.

Sennen’s granite setting shapes property condition in very practical ways. Shrink-swell risk is generally low because of the rock beneath, but homes here can still be affected by historic mining activity, coastal erosion and the drainage issues often found in Cornish coastal villages. Cornwall’s metalliferous mining past matters, because undocumented mine features can cause collapse or subsidence. Our surveyors factor in these regional risks as part of the inspection, so you get a fuller view of the property’s condition. We also note that Sennen sits within the West Penwith International Dark Sky Park, designated in 2021, which says plenty about the low light pollution here and also hints at how exposed many properties are.

Newer schemes in Sennen need a different eye. Developments such as the Atlantic Watch eco-homes on Sunny Corner Lane use contemporary construction methods, including structural steel, sustainable timber and modern insulation systems. Newer homes often show fewer defects, but there is still plenty for our surveyors to check, from the installation of bi-fold doors to balcony waterproofing and the performance of mechanical ventilation systems. From a traditional granite cottage to a contemporary new build, we give you the detailed assessment you need.

• Coastal weather exposure
• Traditional granite construction
• Historic property considerations
• Mining-related structural issues
• Modern eco-home assessments

Across Sennen and the wider West Penwith area, we see certain problems come up again and again. Damp and condensation are especially common in older homes, particularly where the walls are solid rather than cavity wall construction. Traditional granite and cob walls can be damaged badly over time by unsuitable modern materials that trap moisture. Many older Sennen cottages were built with solid stone walls designed to breathe naturally, yet later owners sometimes add cement-based renders or waterproof membranes that hold damp within the wall structure. Our surveyors check the whole property for evidence of moisture and for anything likely to be making it worse, including poor ventilation in roof spaces and at ground floor level.

Roofs deserve close attention here. On this coast, prevailing winds and salt air can shorten the life of roofing materials. Slate remains traditional and attractive, but with age it can turn brittle, and winter storms may leave slipped or missing tiles behind. Around Sennen Cove, the coastline is exposed to high-energy wave action, and the properties nearest the sea can even suffer direct wave damage during storms. Our inspection looks carefully at the roof structure, coverings and any signs of leaks or water ingress before those issues grow into something more serious. We also inspect flashings around chimneys and roof windows, because these are regular points of failure.

Older Sennen homes do not always have electrical and plumbing systems that match current standards. Properties built before the 1970s may still contain old fuse boards, rubber-insulated wiring and galvanised plumbing pipes that are vulnerable to corrosion and leaks. Problems like that are not always obvious at first glance, but they can bring sizeable repair bills and real safety concerns. Our survey covers the visible parts of the electrical and plumbing installations and, where needed, we recommend further checks by the relevant specialist. We pay particular attention to whether the consumer unit appears to meet current regulations and whether visible wiring shows deterioration or DIY alterations.

For buyers in Cornwall, mundic concrete is one issue that should never be brushed aside. This type of concrete blockwork was used in some properties built between approximately 1910 and 1970, and it can deteriorate to the point where structural integrity is affected. It is not found in every property, but a Level 2 survey includes a visual review of the construction and can pick up signs that point to possible mundic concerns. If our surveyor sees anything suggesting mundic blockwork, we will advise a specialist mundic test before you move ahead with the purchase. Any property with concrete blockwork foundations or external walls should be approached with particular caution until testing shows the concrete is sound.

• Damp and condensation in traditional properties
• Roof deterioration from coastal weather
• Outdated electrical systems
• Historic mining subsidence
• Surface water flooding risk
• Mundic concrete concerns