RICS Level 2 Survey in St. Clether

Our RICS Level 2 survey, previously called a HomeBuyer Report, gives a detailed picture of a property's condition as it appears on the day of inspection. We look at all accessible parts of the building, including the roof space where it is safe to get in, the outside walls, and key internal features such as windows, doors, and fittings. From the foundations up to the roof, we record the condition of each element and point out any defects that need attention.

We make a careful assessment of the structure and look for signs of damp, rot and timber defects that may affect the building's stability over time. Visible roof coverings, chimneys and parapet walls are checked, and we also note the condition of plumbing, electrical installations and heating systems where these can be seen. In older homes of the kind found in St. Clether, we pay close attention to solid wall construction, traditional roof coverings and any exposed timber framing.

The report uses a simple traffic light rating system, so it is easy to spot defects that need urgent attention, items likely to need repair later, and parts that are in an acceptable condition. That gives you a clearer view of what you are buying and can help when discussing terms with the seller. We also include practical advice in each section on the issues we have identified.

As part of the Level 2 survey, we also comment on legal matters that may affect the property, such as obvious boundaries, access arrangements, and any planning or building regulation issues apparent from our visual inspection. It is not a substitute for full conveyancing, but it can bring possible concerns to light for your solicitor to check in more detail.

• Structural integrity assessment
• Damp and timber detection
• Roof condition inspection
• Electrical and plumbing overview
• Thermal element review
• Legal considerations summary

Across North Cornwall, our surveyors regularly see a handful of recurring issues, and St. Clether is no exception. Traditional stone cottages with solid walls rather than cavity construction are often vulnerable to penetrating damp, especially where the pointing has worn away over the years. We also commonly find damp at ground floor level where outside ground levels have gradually risen and bridged the damp proof course.

Roofing is often one of the main concerns here. A lot of homes still have traditional slate or clay tile roofs that have been in place for decades, and while they can last well, we regularly come across slipped tiles, failing ridge pointing and worn valley gutters. Some properties in the surrounding area also have thatched roofs, and in those cases we always advise a specialist inspection in addition to the standard Level 2 survey.

Older Cornish houses also tend to throw up timber defects. We often find woodworm in roof timbers, especially in buildings that have seen patchy maintenance or have stood empty for a period. Rot in window frames, door frames and other external joinery is another regular issue, particularly where original timber has simply been painted over instead of properly maintained. Our surveyors rely on visual inspection to spot these problems and judge how far they extend.

Period properties often have electrical installations that are no longer up to current standards. Original fuse boards, ageing wiring and too few sockets are all things we see regularly. We do not carry out electrical testing as part of the survey, but where visible concerns are present, we flag them and recommend checks by a qualified electrician before completion.

• Penetrating damp in solid wall construction
• Deteriorated roof coverings and pointing
• Timber rot and woodworm
• Outdated electrical installations
• Chimney condition and flashing defects
• Foundation and subsidence concerns

St. Clether is a rural parish in North Cornwall with a building stock shaped by traditional Cornish architecture. Homes here commonly include period cottages built from local stone, converted farm buildings with rendered finishes, and more modern properties added in the later part of the twentieth century. Across the village and surrounding countryside, the mix of housing reflects Cornwall's agricultural past, and many homes sit in isolated spots along country lanes rather than near main services.

In the PL15 area around St. Clether, a large share of properties date from before 1919. Buildings of that age were put up using traditional methods that are quite different from modern construction standards. Stone cottages usually have solid walls rather than cavity walls, which means they can be more prone to penetrating damp if upkeep has slipped. Traditional slate or clay tile roofs are also common, so understanding their condition is an important part of any purchase.

Because so few homes change hands in St. Clether, comparable sales evidence can be hard to pin down. Only around 24 properties have sold in the past year, which leaves the market data thin and easily distorted by a small number of higher-value transactions. That is one reason a professional survey matters so much here, it tells you about the actual property you are considering instead of relying too heavily on limited comparables.

Another familiar property type in the St. Clether area is the converted agricultural building. Former barns and farm structures have often been turned into homes, with features such as exposed beams, vaulted ceilings and original stonework left in place. They can be very appealing, but they also bring their own inspection issues, including questions over converted roof spaces, hidden floor structures and the way modern services have been introduced into an older building.

• Stone-walled period cottages
• Converted barns and farm buildings
• Traditional slate roofing
• Solid wall construction
• Limited new build availability

Local building methods matter in St. Clether, and they matter a lot when we assess condition. Much of this part of North Cornwall is built in traditional solid-walled stone, usually finished externally with render. These walls were never designed with cavity insulation, and they depend on the breathability of the original materials to deal with moisture. If modern insulation is added in the wrong way, it can trap damp within the structure and create new problems rather than solve old ones.

Roofs in the St. Clether area are often of traditional Cornish construction, with timber rafters in either purlin-backed or principal rafter form, then finished with local slate or clay tiles. Many also have rubble-filled eaves, where insulation is sometimes thin or missing altogether. During the survey, we look at the roof structure, ventilation and insulation levels, and we note any evidence of previous or ongoing leaks.

Foundation depth varies quite a bit around St. Clether because ground conditions are not the same from one site to the next. Homes on hillsides may have stepped foundations or retaining walls, both of which call for careful assessment. There is no specific mining activity identified in the immediate St. Clether area, but our surveyors still watch for signs of movement or subsidence that might point to unstable ground.

Plenty of homes in this area have been altered or extended over a long period, often with very different materials and building methods used at different stages. We pay close attention to the point where original construction meets newer work, looking for differential movement, water ingress or signs that the structure is not performing as it should. That can be especially relevant where an older building has later been extended in modern brick or blockwork.

Buying in a rural area like St. Clether comes with practical points that we always bear in mind. Some properties are quite isolated, and access roads can be narrow and awkward, especially for larger vehicles. Upkeep can also cost more than it does in urban locations because older buildings often need specialist materials and trades. We take those factors into account during the inspection and in the recommendations we provide.

In rural Cornwall, many homes depend on private water supplies, septic tanks or sewage treatment systems, along with oil-fired or solid fuel heating. A standard Level 2 survey does not examine those systems in depth, but we do record their visible condition and advise on further checks where needed. It is an important part of understanding likely running and maintenance costs, so if we spot concerns during the inspection, we make that clear in the report.

The agricultural setting around St. Clether can also affect individual properties. Some homes sit close to working farms, while others have old agricultural buildings within the site. Our reports point out any obvious issues linked to those neighbouring uses, including noise, traffic or odours that could affect day-to-day enjoyment. We also comment on overhanging trees from adjoining land and boundaries that appear to be in poor repair.

Some properties here may also be affected by rural planning constraints, including listed building status or a location within a conservation area. We note any obvious signs of these designations during the survey, but we still advise buyers of listed buildings to speak with the local planning authority and, where appropriate, a specialist conservation surveyor. The cost of maintaining original period features can be substantial, and that should be part of the buying decision.