RICS Level 2 Survey in Sithney

For properties in reasonable condition, our Level 2 HomeBuyer Survey is the right fit, usually for homes built after 1960 with conventional construction. In Sithney, where traditional Cornish cottages with granite and slate sit alongside newer detached houses, it gives a sensible middle ground between detail and practicality. We inspect all accessible parts of the property, including the roof space where it is safe to reach, plus external walls, foundations, damp levels, and key fittings such as windows, doors, and plumbing. Outbuildings, boundary walls, and any other structures included in the sale are checked too.

Structure comes first in our review. We look for subsidence, movement, and any signs of weakness. Cornwall’s mining history and Sithney’s older homes mean foundations and ground conditions deserve extra attention, so we watch for cracking, uneven floors, and doors or windows that stick or refuse to close properly. The roof is covered as well, from tiles and flashings to flat roof sections, alongside gutters and drainage that keep water out of the building fabric.

Weather resistance is another key part of the survey. We check for damp penetration, rot, and timber decay, problems that often show up in older Cornish properties. Walls are assessed inside and out for cracks, spalling brickwork, and render defects that could let water in. We also review insulation and energy efficiency, which matters even more in older homes that fall short of modern thermal standards. Each element is given a clear RAG, Red, Amber, Green rating, so it is easy to see what needs prompt action and what can wait.

Services are part of the picture too, including electrics, plumbing, and heating. We do not test them in the way a qualified electrician or gas engineer would, but we do flag obvious defects, old wiring such as rubber or fabric-covered cables often seen in properties pre-1980, and anything that does not appear to meet current safety standards. Where we spot something that needs a closer look, the report points you towards specialist contractors before you complete the purchase.

• Structural integrity and foundations
• Roof condition and drainage
• Damp and moisture assessment
• Electrical and plumbing condition
• Window and door operation
• Insulation and energy efficiency
• External walls and render
• Boundary walls and outbuildings

Sithney’s housing stock brings its own quirks, and we are used to them. The village has plenty of traditional homes built from local granite, slate, and cob, each with its own familiar defects. Granite-walled cottages are tough, but mortar between the stones can break down, especially in exposed spots where wind-driven rain has worn away the pointing over decades. Slate roofs are part of Cornwall’s character, yet they can become brittle with age and start to leak as fixings corrode. Having inspected hundreds of similar homes across West Cornwall, we know exactly what to look for.

The area’s history is clear in the Grade II Listed Buildings at Sithney, including Anvower Mill, various barns at Gwavas Farm, and the structures at Truthall. Those homes often call for a more detailed RICS Level 3 Survey, but our Level 2 survey is still a good match for many older properties here that are not formally listed. Some of Sithney’s housing dates back to the 17th century and beyond, so we often find original electrical systems and little or no modern damp-proofing. We can point out where those issues sit and suggest whether a Level 3 survey would suit the property better.

Cornwall’s mining legacy can still leave a mark on nearby properties through historic ground instability. Sithney itself is not in a high-risk mining zone, but we stay alert for subsidence or movement linked to old workings. Unusual crack patterns, stepped foundation movement, and doors or windows that have shifted in their frames are all clues we look for. Rural homes can also run into drainage problems, especially where private septic tanks or soakaways need regular upkeep and may no longer meet current regulations. We assess those systems and flag anything that could affect day-to-day use of the property.

Flood risk in Sithney is generally very low according to government data, which is reassuring for buyers. Even so, lower-lying homes near watercourses still deserve a proper look for any history of flooding or water ingress. We record any signs of previous flooding or damp that would not show up in a quick visual check. The land around the property and the drainage layout are reviewed too, so we can see whether surface water is being carried away from the building in the right direction.

From surveying homes across Cornwall, we see the same defects coming back again and again in Sithney. Damp and moisture problems are the most common, especially in older houses without modern damp-proof courses or cavity insulation. Rising damp, penetrating damp, and condensation all turn up in traditional Cornish cottages, particularly where solid stone walls are still in place. We have seen plenty of homes where moisture has worked through the walls for years, leaving damaged plasterwork, mould growth, and tired timber joinery. Our surveyors use moisture meters and visual checks to spot these issues and suggest sensible remedial work.

Roof defects are another regular issue. Many Sithney homes have traditional slate roofs, attractive and very Cornish, yet they do age. Missing or slipped tiles, failing ridge mortar, and corroded fixings can all let water in, which then leads to internal damp and timber decay. Flat roof sections, often added on extensions or porches, are especially prone to leaks and standing water. We inspect the full roof set-up, not just the tiles or slates, but also flashings, valleys, and parapet walls where water can creep through. Any area needing immediate attention, or later monitoring, is clearly noted.

Older Sithney properties often come with outdated electrics and plumbing. Original wiring, especially rubber or fabric-covered cables that are now well beyond their safe working life, can be a fire risk and will not meet current Building Regulations. We also come across old fuse boxes with wooden backs or re-wirable fuses that should be replaced by a qualified electrician. Lead or galvanised steel water pipes, common in homes built before the 1970s, can affect water quality and are prone to leaks and internal corrosion. We flag these points in the report and advise where an electrician or plumber should take over.

Cracks in walls, or doors and windows that no longer close properly, can point to structural movement. In older homes this may come from ground movement, tree roots, or simply the building settling over time. Not every crack is a serious problem, and our surveyors are trained to tell the difference between harmless movement and something that needs a structural engineer’s attention. We examine crack patterns, test how openings operate, and check floor levels so we can build a proper picture of the property’s structural integrity.