RICS Level 2 Homebuyer Survey in St Cleer

The RICS Level 2 Homebuyer Survey is the UK industry standard for property assessments, and in places like St Cleer it is especially useful because the housing mix spans older period homes and newer builds. Formerly called the Homebuyer Report, it gives a clear view of the property’s overall condition, with attention on issues that could affect value or trigger future spend. Our surveyors look at the main structural parts, walls, roof, floors and foundations, along with internal fixtures and fittings that may hint at hidden defects. It is written so buyers can follow it easily, whatever their experience with surveys.

We carry out a visual inspection of every accessible part of the property as standard in a RICS Level 2 survey. That means checking the roof structure and covering, looking over walls for movement or damp, reviewing floor surfaces and foundations, and assessing windows, doors and key fixtures throughout the building. The report uses a traffic light system, green for no issues, amber for items needing attention, and red for serious defects that need urgent repair. In practice, that makes it much easier to see what matters most before you decide to buy.

Alongside the inspection, the RICS Level 2 survey also gives a market valuation and an estimate of insurance rebuild cost. In St Cleer, where values have moved around quite a bit in recent years, that extra detail can be useful. Current market data puts average prices around £310,000, although there has been a 24% decrease from the previous year and a 30% drop from the 2022 peak of £303,944. An accurate valuation helps you judge whether the asking price is fair in the current market.

There are some very specific reasons a RICS Level 2 survey is valuable in St Cleer. A large share of the village and nearby area is made up of older homes, including some from the 1600s, and those need an experienced eye to spot age-related problems that may not appear on a quick viewing. You may see original stonework, thatched elements or traditional timber frames, but the same properties can also conceal defects that only a qualified surveyor is likely to notice. A recent sale of a Grade II listed cottage from the 1600s in nearby Church Street shows the kind of historic stock found here.

Cornwall’s mining past adds another layer of risk for buyers in the St Cleer area. St Cleer itself is inland, yet the wider county has a long history of tin and copper mining, and that can affect ground stability in some locations. Our surveyors understand those regional issues and know the clues to watch for when a property might be influenced by historic mining activity. We can pick up on subsidence risk, signs of ground movement and other concerns linked to the local geology that a buyer may not spot.

Terraced homes make up the largest share of the stock in St Cleer, accounting for around 52% of transactions in the PL14 5DN postcode area, with semi-detached properties also prominent. That split means we often inspect older terraced cottages alongside more modern semi-detached family houses, and each type brings its own survey issues. Terraced homes can share structural elements with neighbouring buildings, while newer properties may show defects connected to modern methods and materials. We examine each one carefully, whatever its age or style of construction.

Many properties in St Cleer have slate-hung walls and slate roofs, both well suited to the Cornish climate but needing particular maintenance knowledge. Slate roofing is durable, though fixings, underfelt and flashings can still deteriorate in ways that are hard to spot from ground level. Where it is safe and practical, our surveyors check roof spaces as well, so those details are examined closely and you get a fuller picture of the building’s condition.

Our work across St Cleer has turned up a few recurring issues that buyers ought to know about. Traditional Cornish stone construction looks attractive, but mortar pointing can break down, especially on homes exposed to Atlantic wind and rain. We often see original lime mortars replaced with modern cement mixes, which trap moisture and can lead to spalling of the stone face. North-facing elevations are particularly prone because they dry out more slowly.

Damp is another regular concern in St Cleer, especially in properties built with solid walls rather than cavity construction. Without the moisture barrier found in modern cavity walls, these buildings are more exposed to rising and penetrating damp. Our surveyors use thermal imaging and moisture meters to identify problem areas, with close checks around windows, door frames and ground-floor levels where damp is most likely to show. Often it can be dealt with relatively simply, but only if it is identified before you complete the purchase.

Because so much of St Cleer’s housing stock is older, electrical wiring in many homes will need updating to meet present standards. Properties built before the 1990s can have outdated fuse boards, too few socket outlets and wiring that does not meet modern Part P electrical regulations. A RICS Level 2 survey is visual only, not a full electrical test, but our surveyors will flag any obvious safety concerns and advise you to bring in a qualified electrician for a more detailed inspection before completion.

Our RICS Level 2 Homebuyer Surveys are carried out in line with full RICS inspection standards, covering all the major elements of the property. Outside, we inspect the roof, chimneys, walls, foundations and drainage systems, with close attention to brickwork or stonework, any signs of movement or deterioration, and the overall structural integrity of the building envelope. In St Cleer, where slate roofing and slate-hung walls are common, we pay particular attention to those traditional materials and their condition. We check roof coverings for missing or damaged slates, look at flashings around chimneys and valleys, and review the state of fascias and soffits.

Inside the property, we assess all major rooms, checking walls, ceilings, floors and fixtures for signs of defects or wear. Kitchen units and bathroom fittings are inspected, along with any signs of damp or condensation, and we look at the general maintenance condition throughout the home. Where built-in appliances can be seen, we inspect them visually and note their apparent state, but we do not test them. Any visible defects that may need attention are recorded with photographs and clear notes in the final report.

We also look at the grounds and any outbuildings included in the sale. That means boundary walls, fences and gates, plus garages, sheds and any other ancillary structures. In St Cleer, where larger gardens are common, we also check retaining walls, terraces and other landscaping features that may need regular upkeep. The report gives you a full view of the property and its grounds, so you understand the full extent of what you are buying.

Services and utilities are part of the assessment too. We visually inspect visible pipework, wiring and drainage, and note any obvious defects or other causes for concern. We do not test appliances or systems, but we will point out anything that suggests you should bring in specialist checks from qualified electricians, plumbers or gas engineers before completion. That helps you plan for any remedial work or further investigations that may be needed.