RICS Level 2 Home Survey in St Goran

The RICS Level 2 Home Survey, formerly known as the HomeBuyer Report, gives a detailed look at a property's condition, though it stops short of the more exhaustive Level 3 Building Survey. Our inspectors look at the main structural elements, external walls, roof, dampness and insulation across the property. In St Goran, where many homes date from the 18th and 19th centuries, that sort of inspection can be especially useful for spotting issues such as rising damp in thick granite walls or worn traditional lime mortar pointing. We have found that properties in Gorran Churchtown and the older parts of Portmellon often need close attention to their solid wall construction, since these traditional buildings were put up without the cavity walls used in modern construction.

We look specifically for defects that could affect the value of the property, then set them out using the RICS traffic light system. Red means serious issues that need urgent attention, amber flags matters to discuss with the seller, and green shows that no significant problems were found. Our surveyors also give practical repair and maintenance advice, which is particularly helpful for owners of listed buildings who need to think about heritage matters. On a survey at the edge of the conservation area last year, we identified major repairs to traditional slate roofing that had been badly patched with modern materials, and that helped the buyer secure a £8,000 reduction in the purchase price.

For properties in St Goran, our surveyors give extra attention to the particular pressures of the local environment. Salt air from the coast can speed up corrosion in metal components, while the clay soils found in parts of Cornwall can lead to foundation movement through shrink-swell behaviour. We also look for signs of earlier mining activity that could affect ground stability in some parts of the parish. Because we know the area well, we know which roads and locations have a history of mining concessions, and we can advise whether a more detailed ground investigation may be sensible.

• Structural walls and foundations
• Roof structure and covering
• Dampness and timber condition
• Windows, doors, and joinery
• Services (gas, electric, water)
• Energy efficiency assessment

Properties in St Goran face a few specific pressures, and our surveyors are trained to spot them. Salt-laden winds from the coast can speed up weathering of external surfaces, especially on homes near Gorran Haven or up on the cliff tops. Traditional rendering and paintwork may show salt damage, while metal fixtures and fittings can corrode more quickly than expected. Our surveyors inspect these details closely and record any deterioration that might need attention. We have seen decorative ironwork on windows and doors suffer significant salt corrosion within just a few years of installation in exposed positions.

Cornwall's geology brings another layer to consider for buyers. Parts of the St Goran area sit on clay-rich soils that expand and contract with moisture levels, leading to foundation movement known as shrink-swell. That is a natural process, but it can cause cracks in walls and structural movement over time, especially in older homes with shallow foundations. Our surveyors look for signs of earlier movement and can advise whether a structural engineer should take a closer look. The most recent planning application for 18 dwellings at Land North West Of Gorran Churchtown was dismissed partly because of concerns about ground conditions, which shows why local geology matters.

Cornwall's mining history also means some areas may face a risk of ground instability. Our Level 2 survey is a visual inspection and does not include ground investigations, but our surveyors know what signs may point to past mining activity and can say if a more detailed investigation would be wise. That local knowledge matters in an area like St Goran, where the ground conditions can change quite a lot over short distances. We also note flood risk within the parish, especially where future development could put more pressure on drainage systems, and we check for any evidence of past flooding or water ingress.

The St Goran Community Land Trust completed a project in mid-2016, turning the former school house and school room in Gorran Churchtown into 5 flats, which shows the ongoing interest in heritage buildings in the area. Homes converted from historic buildings can have specific issues linked to their former use, and our surveyors can identify these, including hidden structural changes or alterations to historic fabric.

• Coastal weathering exposure
• Clay soil shrink-swell risk
• Historical mining activity
• Conservation area requirements
• Traditional building materials
• Flood risk considerations