RICS Level 2 HomeBuyer Survey in St. Juliot

A Level 2 HomeBuyer Survey gives a visual inspection of all accessible parts of the property, including the roof structure, walls, floors, windows, doors, chimneys, and built-in appliances. Our surveyor identifies defects, grades them using RICS traffic-light ratings, and sets out advice on repairs and maintenance. For St. Juliot homes, we pay special attention to the defects most often tied to traditional Cornish construction, such as slate roofing, granite walls, and any movement that might suggest mining-related subsidence. If requested, the survey can also include a market valuation and insurance rebuild cost as an add-on service.

In the St. Juliot area, RICS Level 2 survey costs usually sit between £450 and £700, depending on the property's size, type, and condition. Fees can be higher for larger homes, properties with complex construction, or houses in poor condition. That price reflects the extra time needed to assess traditional Cornish building methods and the defects we commonly find locally. We keep pricing transparent, with no hidden charges, and you can get a specific quote through our online booking system based on the individual features of your property.

New build homes usually have fewer hidden defects than older properties, but a Level 2 survey is still useful for picking up snagging issues, construction shortcuts, or design problems that are not obvious at first glance. Even recently built properties can have defects that builder's warranties do not fully cover. In St. Juliot, we have surveyed newer homes, including individual properties built only recently, that still needed attention to insulation installation, damp-proofing details, and finishing works. The survey gives you a written list of issues to put to the developer, which can be useful when you need problems put right.

A Level 2 HomeBuyer Survey suits conventional properties in reasonable condition, while a Level 3 Building Survey goes much further and includes opening up areas where it is safe and practicable to do so. We recommend Level 3 surveys for older homes, properties with obvious defects, listed buildings, or unusual construction methods. For St. Juliot's historic cottages and granite farmhouses, Level 3 is often the better choice, given the complex building methods and the chance of hidden defects that only a deeper inspection will uncover. For properties with strong character or clear issues, the extra cost is often money well spent.

During the inspection, our surveyors visually check for subsidence indicators such as diagonal cracks in walls, doors and windows that stick or do not close properly, and uneven or sloping floors. A full structural engineer's assessment would still be needed to diagnose the exact cause and extent of any movement, but our Level 2 survey will flag the warning signs and recommend more investigation where it is needed. Cornwall's mining history makes this especially relevant in the St. Juliot area, where properties may sit above historic mine workings. We know which locations are more likely to have mining-related concerns and can advise from local experience.

The on-site inspection usually lasts between 1 and 3 hours, depending on the size and complexity of the property. A small cottage may take only an hour, while a large detached house or a more complex building could need three hours or more. In St. Juliot, traditional features such as slate roofs, granite walls, and cob construction often call for extra care, so the visit can take longer than it would for a standard modern property. Your written report follows within 3-5 working days of the inspection, and sometimes sooner if the property is straightforward.

Because St. Juliot sits close to Boscastle, flood risk is part of the survey conversation. We look at the property's position relative to watercourses, check for signs of previous flooding, and take account of the local topography and drainage. The Boscastle flood of 2004 showed just how quickly water can build up in this valley landscape. Our report sets out the flood risk for the specific location and gives advice on any precautions or flood resilience measures that may be sensible for the property.

Mundic block is a Cornish issue that affects some properties built between approximately 1900 and 1965, where concrete construction used aggregate that can deteriorate over time. That aggregate may include beach sand or mine waste, and moisture can trigger the breakdown of the concrete. Homes affected by mundic block can become unmortgageable, which makes early detection essential. Our surveyors know the warning signs that suggest mundic block may be present, especially in properties with original concrete foundations or ground-floor construction from the mid-20th century. If concerns turn up, we will recommend a specialist mundic block test before you commit to the purchase.