RICS Level 2 Survey in St Gennys

The RICS Level 2 Survey, formerly called the HomeBuyer Report, gives a visual inspection of all accessible parts of the property you have chosen. Our chartered surveyors look at the roof structure, walls, windows, doors, damp proofing, and integral fixtures, then produce a detailed report that picks out urgent defects as well as maintenance issues that may crop up later. In St Gennys, where many homes date from the C17 and still use traditional construction methods, that level of detail is especially useful for spotting age-related problems that a quick viewing can miss.

A clear traffic light system shows how serious each issue is, red for defects that need urgent action, amber for matters that will need repair in time, and green where the condition is satisfactory. Every flagged item comes with an explanation of the problem, the likely cause, and the next steps we recommend, so you can ask for repairs or a price adjustment from the vendor before you complete. That sort of clarity matters in the St Gennys market, where properties often change hands for significant sums.

When we survey in St Gennys, we give extra attention to the local construction challenges created by the geology and the traditional building methods used here. The carboniferous bedrock, historic slate mining activity at places such as Mineshope, and the prevalence of cob and stone construction all bring their own considerations, and our local knowledge helps us assess them properly. We know how these materials behave in Cornwall's damp climate, and we can spot the early signs of deterioration that a less experienced assessor might overlook.

We also include observations on thermal efficiency, which are particularly relevant for older St Gennys homes where insulation standards may sit below modern expectations. The report points out where improvements could be made and sets out the likely cost implications, so you can plan for future spending alongside any immediate repairs we identify.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp and timber decay
• Plumbing and electrical fittings
• External joinery
• Garage and outbuildings
• Thermal efficiency notes

There are some very local reasons why a professional RICS Level 2 Survey is so useful in St Gennys. The parish lies entirely within the Cornwall National Landscape, so properties often sit within planning constraints that can shape renovation options and maintenance approaches. The geology here, shaped by the Crackington Formation of carboniferous rocks, together with historic mining activity at Mineshope where a former Wolframite, Lead, and Zinc mine operated, means ground stability sometimes needs careful checking. Our surveyors understand these conditions and know what to look for if there are signs of movement or instability affecting a building.

The area's traditional construction methods, including cob work, granite, and Polyphant stone masonry, also need specialist knowledge. We know how these materials perform in Cornwall's damp coastal climate, and we can identify penetrating damp, stone decay, or cob wall deterioration that might not stand out to a less familiar assessor. Homes such as the C17 Pengold Farmhouse or the historic School House built around 1870 are exactly the sort of older properties where that detailed experience counts. We have inspected many similar buildings locally and understand the usual defect patterns that turn up.

There is also a high concentration of Listed buildings across the parish, which means many properties come with heritage rules that affect repairs and alterations. The parish includes numerous designated buildings such as Higher Tresmorn (Grade II*), Barn About 5 Metres North of Pengold Farmhouse, Berts Cottage, Cleave, Downs View, East Dizzard Farmhouse, Fry's Cottage and Fry's Farmhouse, Hallagather, Higher Hill, Holy Well of St Gennys, Lower Tresmorn, Ludon Farmhouse, Manor Farmhouse, and Pengold House and Pengold Cottage. Our survey reports set out Listed building implications and help you understand any limits that may apply to future maintenance or renovation work.

Many St Gennys properties are close to the coast, so they face salt-laden air that speeds up corrosion of metal fittings and the breakdown of certain building materials. Our surveyors look closely for salt corrosion on external metalwork, weathering on stone surfaces, and moisture penetration that can affect homes in this exposed position. The area's designation as a Site of Special Scientific Interest (SSSI), Special Area of Conservation (SAC), and Heritage Coast underlines both the environmental importance of the coastline and the need for proper upkeep.

Our work across the St Gennys area has shown us that certain defect patterns crop up again and again. Knowing those common problems helps you understand what the survey is likely to show and gives you a better basis for budgeting for any remedial work. Traditional stone and cob buildings in the parish often show penetrating damp, especially on exposed elevations that face the full force of prevailing winds off the Atlantic. Left unchecked, that moisture can lead to internal plaster damage, timber decay in floor structures, and deterioration of internal finishes.

Stone decay is another common issue. Local granite and Polyphant stone can suffer from frost shedding, salt crystallisation, and general weathering. Our surveyors examine the stonework for spalling, delamination, and mortar joint deterioration, all of which can affect the structural integrity of walls. The area's historic mining activity, especially around Mineshope, means some properties may also be affected by ground movement linked to former mining operations, so we look for subsidence or settlement that might point to a deeper problem.

Roof defects also turn up regularly in St Gennys properties. Traditional slate and thatched roofs can suffer from age-related deterioration, slipped tiles, and damaged flashings. A lot of homes in the parish still have their original roof coverings, which bring character but may be nearing, or past, their expected lifespan. Our surveyors check the roof coverings, look for evidence of past or current leakage, and assess how much life the roofing materials may have left. Chimney stacks and parapet walls are inspected too, because they are especially exposed to wear in this coastal setting.

Timber frame and joinery problems are another recurring theme in our St Gennys surveys. Window frames, door frames, and other external joinery across the parish are vulnerable to faster decay because of moisture exposure and salt-laden air. We check external timber for rot, insect attack, and water damage, so you have a clear understanding of any repairs needed before you complete the purchase.