RICS Level 2 Survey in St. Erme

A RICS Level 2 survey, once called a HomeBuyer Report, gives a thorough check of the property’s condition without the invasive structural work of a Level 3 survey. Our chartered surveyors in St. Erme look at all accessible parts of the home, from the roof structure and walls to floors, windows, doors, and visible plumbing and electrical systems. We then grade each element with a clear traffic light system, red for urgent repairs, amber for matters needing attention, and green for satisfactory condition.

We also look at the property’s value in the current market, taking account of local influences in St. Erme and the wider Cornwall housing market. If our surveyors spot anything that could affect worth, we set out what repairs or further checks may be needed. That gives you solid backing when speaking with sellers, or simple reassurance that the place is a sensible purchase. Our valuations draw on recent comparable sales in the TR4 9 area, so the figure reflects real local conditions.

In St. Erme, our surveyors pay close attention to issues we often see in Cornwall homes, such as roof condition in the face of harsh coastal weather, damp penetration in older properties, and the state of septic tanks and private drainage systems common in rural villages like St. Erme. We include practical maintenance guidance to help you keep the property in good shape after you move in. We also look for signs of past subsidence or movement, which can be a concern in some Cornwall areas with underlying geology.

We cover eight main areas of the property in detail. Each section gets its own condition rating, and anything that could not be inspected is flagged clearly, with the reason given, for example, furniture blocking access to a particular area. That way you know exactly what we checked and what may still need a closer look. Our surveyors bring the right kit too, including damp meters, thermal imaging cameras where appropriate, and drone technology for roof inspections that would otherwise be out of reach.

• Roof structure and covering
• Walls, foundations and damp assessment
• Windows, doors and joinery
• Plumbing and electrical visible components
• Floors and ceilings
• Garage and outbuildings
• Thermal efficiency observations
• Market valuation

Your RICS Level 2 survey report follows a standard format, so it is straightforward to understand the condition of your potential new home in St. Erme. It starts with a clear summary of the property’s overall condition, then moves into detailed sections looking at each major building element. Each section uses the RICS traffic light system, red for urgent issues needing immediate attention, amber for defects that will need future repair, and green for satisfactory condition. The format was designed to make survey results easy to read for all buyers, whatever their level of property knowledge.

Alongside the condition assessment, your report includes a market valuation for St. Erme and the TR4 9 area, plus an insurance reinstatement figure to help you judge suitable building insurance cover. If the surveyor spots any urgent matters, we highlight them clearly so they are hard to miss. There is also a section on legal considerations for your solicitor to look into, such as rights of way or planning constraints affecting the property. That legal section picks out matters that might affect your use or enjoyment of the home.

One of the most useful parts of the Level 2 survey is the advice section, where we set out practical guidance on maintenance and repairs. It helps St. Erme owners understand what work may be needed over the next few years and budget for it. For homes with unusual features, such as older cottages that may use traditional construction methods, our surveyors give specific guidance on the right maintenance approach. That kind of forward-looking advice can save a fair amount of money by letting you plan ahead rather than face unexpected bills.

The report also contains a section on energy efficiency, with basic observations about the property’s thermal performance. It is not a full Energy Performance Certificate (EPC), but it does point out obvious areas where heat may be escaping, such as single glazing, missing insulation, or drafty joinery. For St. Erme properties, many of which are older Cornwall cottages, these notes can be especially helpful because traditional homes were rarely designed around modern energy efficiency standards.

Every property is different, but our surveyors working across St. Erme have picked up several issues that crop up regularly in local homes. Older cottages in the village often show signs of damp penetration, especially where walls were never intended to cope with modern heating and ventilation patterns. That is particularly common in properties that have been updated with central heating but without enough ventilation added. We use professional damp meters to assess moisture levels and to tell penetrating damp from condensation, since each needs a different remedy.

Roof condition is another regular finding. Many homes have original slate or clay tiles that, while often still in fair order, may need ongoing maintenance or repair. Because St. Erme sits close to the Cornwall coast, salt-laden winds can speed up the weathering of roof coverings and related features such as fascias and soffits. Our surveyors inspect roof spaces where they can, checking for signs of old or current leaks, the condition of rafters and battens, and whether insulation levels are adequate. Any missing or slipped tiles are noted, as they can let water in even when the problem is not obvious from inside.

Homes in rural Cornwall like St. Erme often rely on private drainage, including septic tanks and soakaways. These systems need particular checks, and we note the visible condition where access allows. Drainage faults can be costly to fix, so finding any problem early in the buying process gives you useful leverage. We look at external manhole covers where they can be seen, and note any signs of blockages, leaks, or poor installation that suggest the system needs attention.

In properties over 30-40 years old, electrical systems often need updating to meet current standards, and our surveyors will note any visible concerns with the consumer unit, wiring, or socket positions. We do not carry out a detailed electrical test, but we can spot obvious hazards and recommend a qualified electrician checks the installation properly. Given the age of many homes in the St. Erme area, this is a common recommendation and can help prevent safety problems later on.

St. Erme’s coastal Cornish setting means some homes are exposed to salt-laden air, which can speed up weathering on external surfaces, especially on south and west-facing elevations. Our surveyors pay close attention to render, paintwork, and any metal fixtures on outside walls. Windows and doors in exposed spots may show early deterioration that needs sorting to keep the property weathertight. We also look for signs of structural movement that might point to foundation issues, which are not common here but can happen in some soil types.