RICS Level 2 Survey in St Germans

St Germans is a historic village with a notable stock of older homes, and those properties need a careful look before anyone commits to buying. Around the centre and out in the surrounding hamlets, many houses were built with traditional solid walls, local stone and slate roofs. They have plenty of character, but hidden faults are common, and only an experienced surveyor is likely to spot them.

We often find damp in St Germans properties, especially rising damp and penetrating damp, with age-old materials and the absence of modern damp-proof courses usually to blame. The local geology, with Devonian slates and sandstones beneath layers of clay, can also bring localised subsidence into play, particularly where trees or poor drainage have put pressure on foundations over time.

Homes close to the River Tiddy and the Lynher estuary come with extra environmental points to think about. Low-lying plots can face fluvial flooding and surface water flooding, so our surveyors record those risks carefully in their reports. Cornwall is also known for higher radon levels, and properties in the St Germans area may need testing and, in some cases, mitigation.

Around the Priory Church of St Germanus and Port Eliot Estate, the village centre includes a good number of Grade I and Grade II listed buildings, many of which call for specialist surveys rather than standard HomeBuyer Reports. We understand the extra demands of historic property work, and we can advise if a RICS Level 3 Building Survey is the better fit for the purchase.

From surveying properties throughout the St Germans area, we know some defects crop up again and again. Damp sits right at the top, affecting older solid-wall homes as well as more modern properties that may have hidden construction problems. We use visual inspection and moisture meters to pinpoint areas of concern and suggest suitable remediation, and the age of many village homes means original damp-proof courses may have failed or never existed.

Roof condition is another regular finding in St Germans surveys. Plenty of homes have traditional slate roofs that last well, but over time they can suffer slipped or broken slates, decaying timber and tired leadwork. Because these roofing systems are often old, our inspectors give close attention to structural integrity and any signs of water ingress. We have seen many roofs that needed urgent work from roofing specialists.

Older St Germans homes often need attention to electrics and plumbing. Properties built before the 1970s commonly have wiring and pipework that fall well below current standards, which raises both safety issues and possible insurance concerns. We flag these matters in our survey reports and recommend further checks by qualified electricians and plumbers. In many of the older houses, the original consumer units would not meet current electrical safety regulations.

The geology in St Germans needs a proper look during our surveys too. The underlying Devonian slate and sandstone usually provide stable ground conditions, but clay deposits in some areas can bring shrink-swell movement that affects foundations. That matters most for homes with mature trees nearby or a history of drainage problems. We examine foundation walls for movement and advise on any further investigations needed.

• Rising damp
• Penetrating damp
• Slate roof defects
• Timber rot and woodworm
• Outdated electrical wiring
• Old plumbing systems
• Subsidence
• Radon exposure

The St Germans property market brings its own quirks, which is why a professional survey matters. With 20 property sales in the last 12 months and prices ranging from flats at £165,000 to detached homes at over £526,900, the cost of a survey is only a small part of the overall purchase, yet it can save a great deal of money and stress later on. For a first-time buyer in a terraced cottage or a family buying a detached home near the river, our survey helps protect the investment.

St Germans’ local economy leans heavily on agriculture, tourism and small businesses, with the Port Eliot Estate acting as a major employer in the area. Many residents travel to larger towns such as Liskeard, Saltash or Plymouth for work. That mix of local jobs and commuting shapes the property market, with demand coming from permanent residents as well as people looking for holiday homes or retirement properties. Our surveyors understand those market pressures and can comment on any issue that may affect your purchase.

With a population of 1,424 across 630 households according to the 2021 Census, St Germans is a close community where property problems can become common knowledge quickly. A careful RICS Level 2 survey helps make sure you are not taking on issues that could affect day-to-day enjoyment or future resale value. From identifying repairs to highlighting safety concerns, our report gives you the confidence to continue with the purchase or negotiate properly.