RICS Level 2 Survey in St. Enoder

Our RICS Level 2 survey gives a full visual inspection of every accessible part of the property. We look at walls, floors, ceilings, the roof, joinery and fixtures, checking for damage, deterioration or anything that could turn into a problem. It covers major defects that can affect value, along with urgent matters that may need attention straight away. Our surveyors draw on their experience to spot things that might pass an untrained eye, from subtle damp to the early signs of structural movement. Each defect is graded using the RICS red, amber, green system, so repairs can be sorted in order of priority.

In St. Enoder, we pay close attention to issues that crop up again and again in the local housing stock. Many homes here were built with traditional Cornish methods, using granite rubble and locally made brick from the historic brickworks at Burthy, Chytane and Gaverigan. Those materials behave differently from modern building products, and our surveyors know how to judge their condition properly. We also look for effects linked to the parish’s mining heritage, as former tin and china clay workings may have left ground conditions that influence nearby homes. Properties close to former mine sites, especially those near the stacks and engine houses still scattered across the landscape, may need extra scrutiny for movement or subsidence.

The China Clay Area around St. Enoder has produced geological conditions that our surveyors know well. Clay-rich ground can lead to shrink-swell behaviour in clay soils, and that can affect foundations over time. Our inspectors are trained to spot related movement or structural stress, particularly where older foundations may fall short of modern building regulations. We give practical recommendations and estimated repair costs, so you can see the likely spend beyond the purchase price. Modern development or historic farmhouse, the level of detail stays the same, and it helps you move forward with a clear head.

• Structural walls and foundations
• Roof covering and condition
• Damp and moisture penetration
• Electrical and plumbing systems
• Windows and doors
• Floor surfaces and ceilings

St. Enoder parish includes a wide spread of settlements, from Fraddon, Indian Queens, St Columb Road, Summercourt and Higher Fraddon. Since the A30 bypass in the early 1990s, the area has seen notable growth, yet it still has a large number of older homes. Many farms and hamlets go back to medieval times, with places such as Pencorse Manor likely built in the late 16th or early 17th century. The Church of St. Enoder itself includes parts dating to the 15th century, which shows how long people have lived here. With a population of 5,082 according to the 2021 Census, up from around 4,400 in 2011, the parish continues to expand and draw new residents.

For homes of this age, a RICS Level 2 survey is especially useful. Older properties often need closer examination because of the way they were built and the materials used. Our surveyors check for the usual problems found in historic Cornish buildings, including damp coming through solid walls, the condition of traditional slate roofs and the state of older electrical and plumbing systems that may not meet current regulations. With house prices in St. Enoder averaging £378,958, finding hidden defects before completion can save a great deal of money. The recent 9% price adjustment also gives buyers more room to negotiate, which makes it even more important to know the real condition of any home under consideration.

The area also has several listed buildings, from the Grade I listed Church of St. Enoder to a number of Grade II listed farmhouses and cottages, including Arallas Farmhouse, Carvynick House and Glebe Farmhouse. A Level 2 survey suits most conventional homes, but if you are looking at a listed building or somewhere needing major renovation, we may advise a RICS Level 3 Building Survey for a deeper assessment. Our team will point you towards the most suitable survey type based on the property’s age, construction and condition. For homes in the conservation area or those with historic designations, a Level 3 survey often gives the extra detail needed to understand the special demands of older buildings.

Knowing how St. Enoder properties were built matters if the survey is to be accurate. Historic buildings here, including the Church of St. Enoder, are made with squared granite rubble and granite dressings, with granite ashlar visible in higher-end examples. This traditional Cornish method gives the buildings their distinct look, but it also calls for specific knowledge when they are inspected. Our surveyors understand how granite rubble walls perform over time, especially in relation to damp resistance and structural integrity, and we know what to check when we examine these older homes.

The local brick industry grew alongside china clay extraction in the 19th and early 20th centuries, with production at works including Burthy, Chytane, Gaverigan and the St Columb Road brickworks. Homes built with these locally made bricks may behave differently from houses built with bricks brought in from elsewhere. Our inspectors know the properties in the St Enoder area well, and we understand how local brick and stone stand up to Cornwall’s climate. We look for frost damage, salt erosion and other weather-related problems that can affect these traditional materials.

Newer developments in the parish, including builds in Higher Fraddon and Indian Queens, may use modern construction methods and sustainable materials. Even so, newer homes still benefit from a careful inspection, because we can pick up issues with building regulation compliance, finish quality or installation faults that may not show at a casual viewing. Period property with traditional granite construction or a modern home built to current standards, our Level 2 survey gives the detailed assessment you need.