RICS Level 2 Survey in St. Dominick

Our RICS Level 2 Survey gives you a careful inspection of the property's accessible areas, picking up visible defects or issues that could affect value or safety. We look closely at the roof structure, walls, floors, windows, doors and damp proof courses. We also check for signs of subsidence, structural movement, water penetration and rot in timber elements. In the report, each defect is rated clearly, from "urgent" items needing immediate attention through to "cosmetic" matters that can be dealt with over time. Our surveyors use moisture meters, thermal imaging where appropriate, and experienced judgement to spot problems an average buyer could easily miss.

In St. Dominick, we pay close attention to the age-related issues that crop up in the older housing stock. A good number of homes here were built between 1800 and 1911, so features such as traditional lime mortar pointing, original slate roofs and cast iron rainwater goods are common. We assess whether those historic elements are performing well or in need of repair or maintenance. We also review any extensions or alterations to see whether they have been built properly and whether they affect the building's structural integrity. Surveying a Victorian Riverside Home along the Tamar, we know what to look for in those distinctive bay windows and original fireplaces.

The Level 2 survey also covers a visual inspection of services, including plumbing, electrical wiring and heating systems. We do not dismantle or test them, but we can spot obvious defects, outdated installations or safety concerns that should be checked further by a qualified tradesperson. That matters in St. Dominick, where some older properties may still retain original Victorian-era electrics that do not meet current regulations. We note the condition of the consumer unit, consider whether wiring looks modern or dated, and flag any visible hazards. If we come across cast iron bath panels or original lead piping, we know these are often items that need replacing during renovation.

Boundary walls, outbuildings and grounds are included in our standard Level 2 assessment. Around St. Dominick, plenty of properties come with traditional stone outbuildings or former barns, full of character but sometimes in need of structural review. We check retaining walls near the road, especially as the village's sloping topography can place pressure on boundary structures. If garages, sheds or detached studios are part of the sale, our report makes any issues clear.

• Roof structure and covering condition
• Wall construction and structural integrity
• Damp and rot in timber elements
• Windows, doors, and joinery
• Plumbing and electrical visible installations
• Boundary walls and outbuildings

From our work across the Tamar Valley area, a few recurring issues come up time and again. Damp penetration is high on that list, especially in period properties with solid walls and no modern cavity wall insulation. We use moisture meters to pick this up and can advise on suitable remediation measures. In St. Dominick, where solid stone walls are common, damp can pass through the masonry itself, particularly where lime mortar has deteriorated. We also check internal floor levels against external ground levels, because homes built into hillsides often suffer from penetrating damp.

Roofs are another regular concern. Many original slate coverings are now at, or beyond, the point where age becomes a factor. Victorian and Edwardian properties typically used Welsh slate, which lasts well but can turn brittle over time. We inspect for slipped tiles, damaged verges and the condition of lead flashings around chimneys and dormer windows. In the St. Dominick area, we also see plenty of roofs with original cast iron rainwater goods, and these can corrode and require replacement. Any signs of active leakage or older water staining that points to an ongoing roof problem are highlighted in our report.

We do occasionally find structural movement and settlement cracks in older properties, particularly where homes sit on clay subsoil that contracts and expands with seasonal moisture changes. Cornwall's geology means clay soils occur in many areas, and that can lead to subtle movement over decades. Our surveyors assess whether cracking looks historic and stable or whether it suggests movement that is still ongoing and needs further investigation. We measure crack widths, look at their pattern and check whether doors and windows still open and close properly, as all of that helps us judge whether the movement needs attention.

Older properties often need electrical installations bringing up to current regulations. We cannot test the system itself, but we can make a visual assessment of whether the consumer unit, wiring and socket outlets appear modern and safe. In homes with original Victorian-era electrics, we regularly come across outdated fabric-covered wiring, porcelain fuse carriers and consumer units that fall short of modern safety standards. Where we spot possible concerns, we recommend a qualified electrician for a fuller inspection and test. We take the same visual approach with heating systems and plumbing, noting obvious defects, age-related issues or signs of previous leaks.