RICS Level 2 HomeBuyer Survey in St Buryan, Lamorna and Paul

St Buryan, Lamorna and Paul have a mix of properties that keep our inspectors on their toes. The area’s architectural heritage includes plenty of period homes built from traditional Cornish materials such as cob, granite and stone wall construction. Many of these older houses date back well over 50 years, so they need a close look to pick up issues that a casual viewing will miss. Our Level 2 surveys are set up for properties in reasonable condition, which makes them a good fit for the blend of older cottages and more modern homes found across this parish.

The local geography brings its own set of problems for owners here. Cornwall’s mining heritage means former tin and copper mines have left hidden shafts and unstable ground in different locations, with the risk of subsidence or structural movement. Our inspectors know how to spot the signs of mining-related subsidence, and where needed we will recommend further checks, such as a mining report. Soil and rock conditions also matter, with fertile loam soil over killas and granite subsoil, while some properties contain mundic block, concrete made with mining waste, so we pay close attention. In exposed coastal spots, salt-laden air can speed up corrosion of metal parts and wear down certain building materials.

Flood risk is another point we keep in mind in this parish. The St Buryan, Lamorna and Paul Parish Council has declared a Climate Emergency and Biodiversity Emergency, and Cornwall has seen extreme weather, including flash floods. Around Lamorna, flooding has been reported at Lamorna Pottery, and planning discussions have noted surface water run-off concerns. At Kew Pendra, slippery footpaths caused by flooding have also been reported. Our surveyors check drainage and flood risk factors during the inspection, so you get a clear picture of any water-related issues.

Put together, older construction methods, local environmental factors and the number of period homes make a professional RICS Level 2 Survey especially useful for anyone buying in this area. Our reports help you decide whether to proceed, negotiate repairs or walk away if something serious turns up. The parish is also seeing development activity, from the proposed Coastline Housing affordable homes scheme off Wilbur Way to various self-build projects, so the housing market stays busy with buyers looking for very different kinds of homes.

• Traditional cob and granite construction
• Mining subsidence risk
• Coastal salt exposure
• Surface water flood risk
• Period property defects
• Outdated electrical systems

Surveying properties across this Cornish parish has shown us a few patterns that crop up again and again. Damp is common in older homes with solid stone walls, especially those built before modern damp proof courses became standard. Sea fogs, high internal humidity in traditional cob cottages and the local climate all create ideal conditions for damp penetration. Our inspectors look at walls, roofs, window frames and fascias for signs of damp, condensation and salt crystal formation, all of which are regularly seen in older Cornish properties. In St Buryan, Lamorna and Paul, properties often show both rising damp and penetrating damp because the housing stock is old and the coast is close by.

Roof defects are another regular finding in this area. Plenty of period homes still have slate or clay tile roofs that have worn down over decades of Cornwall’s weather. Missing or damaged shingles, crumbling cement ridges and bowed gutters are all issues our surveyors come across. The roof is a key part of any property, so our Level 2 surveys include a detailed look at its condition, together with estimates of likely repair costs. We have found that homes along the coastal fringes of the parish, especially those visible from the cliffs above Lamorna Cove, often suffer faster roof deterioration because of salt-laden winds.

Older electrical systems often need a careful look. Properties built before the 1990s may still have out-of-date wiring, obsolete fuse boards and light fittings that fall short of current safety standards. Our surveyors will visually inspect the electrical consumer unit and accessible wiring, then flag anything that needs a closer investigation by a qualified electrician. With so many properties in St Buryan, Lamorna and Paul dating back 50 years or more, electrical upgrades come up quite often. We have seen houses with original 1970s consumer units still in use, and those would not meet current electrical safety regulations.

Woodworm, rot and other timber defects can do serious damage in older homes. Our inspectors examine exposed timber elements throughout the property and look for active infestation or older damage. That matters even more in traditional Cornish cottages, where timber frames and floor structures may be original to the building. In the conservation area, which includes many of the older buildings in St Buryan village itself, traditional timber-framed construction is common and needs a careful assessment for both past and present timber defects.

The St Buryan, Lamorna and Paul area continues to see development that reflects the demand for housing in this attractive coastal parish. One major proposed scheme is the Coastline Housing affordable homes development on land off Wilbur Way, which would deliver 37 affordable homes, made up of 26 properties for social rent and 11 for shared ownership. It meets a documented local need, with Cornwall Council figures showing 49 households with a local connection to the parish currently needing housing. The site covers a 2.37-hectare south-facing slope southwest of St Buryan village.

Recent and ongoing developments elsewhere in the parish include individual self-build projects such as Plot 1 Parc An Peath in St Buryan, along with proposals for detached dwellings at Choughs Cottage on The Green and the former St Buryan Garage site. Meadow Rise Phase 2 has also been discussed in Parish Council minutes in connection with infrastructure requirements. That mix means our surveyors see everything from brand new homes to traditional period properties, and each calls for a different approach.

For anyone looking at a new build in the area, our surveys can still be useful by picking up snagging points or construction defects that may not show during a visual handover inspection. Even newly built homes can have problems linked to the building process, the materials used or the design choices made, and our experienced surveyors can spot them.