RICS Level 2 Survey in St Just

Our RICS Level 2 Survey gives you a structured inspection of the main accessible parts of a property you are thinking of buying. We look at the condition of walls, floors, ceilings, doors and windows, along with the roof, chimneys, gutters and external joinery. The report sets out the property's overall condition and points out anything needing urgent attention or further investigation. Every element is given a condition rating from 1 (no repair needed) to 3 (urgent repair or serious defect), so the priorities are easy to follow.

Because St Just sits on the coast near Cape Cornwall, we pay close attention to weather exposure and to the state of external render, roofing materials and drainage systems. Homes here are constantly exposed to salt air and harsh Atlantic weather, and that can speed up wear to external finishes, timber parts and metal fittings. We look carefully for corrosion to rainwater goods, rot in window frames and door joinery, and water ingress through porous render, a problem that is particularly common on north-facing elevations in this part of Cornwall.

We also review services such as plumbing, heating and electrical installations where they are safely accessible. We do not disconnect or test systems, but we can carry out a visual assessment and note any obvious issues. In St Just, where much of the housing stock dates from the Victorian and Edwardian mining boom, older electrical systems are common, and we make clear when a qualified electrician should be brought in. Many local properties still have original fuse boards and fabric-covered cabling that would not meet current regulations.

Damp is one of the specific problems we look for, especially in older solid-wall properties without modern damp-proof courses. Our surveyors use moisture meters and thermal imaging where suitable to pick up areas of damp penetration or condensation. Much of St Just's housing stock is older, so we also keep a close eye on roof structures, looking for slipped or missing slates, degraded mortar to ridge tiles and the state of parapet gutters, which are common on terraced properties.

• Walls, floors, ceilings, and stairs
• Roof structure and covering
• Chimneys and flues
• Gutters, downpipes, and drainage
• Windows and doors
• Damp and timber condition
• Services and utilities
• Insulation and ventilation

Much of St Just's housing stock is made up of terraced homes, and many date from the Victorian and Edwardian periods when the town was a busy centre for tin mining. It was historically a centre for tin mining, and a large number of houses were built during the mining boom of the 19th century for miners and their families. As a result, a significant proportion of homes are now over 100 years old, with the usual age-related issues such as dated electrics, original plumbing and solid wall construction with no modern insulation. That matters to buyers, because these issues can have a real impact on both the purchase price and the ongoing cost of maintenance.

Traditional Cornish stone turns up regularly in this area, with many properties built from local granite and then rendered or painted. The stone itself is durable, but older buildings can show settlement after many decades, and render may crack or become porous. Our surveyors know what to look for in stone-built homes and can distinguish between surface defects and more serious structural movement that may point to continuing subsidence, particularly where historic mining activity has affected ground stability.

Living close to the coast brings a price for the building fabric. In St Just, prevailing Atlantic winds and salt-laden air can accelerate deterioration to external timbers, metal fittings including rainwater goods and railings, and roof coverings. We inspect for corrosion on gutters and downpipes, rot in window frames and wear to roof tiles that may have faced decades of harsh weather. Properties within walking distance of the coast, especially those along the road towards Cape Cornwall, often show more advanced weathering than homes further inland.

St Just's mining heritage brings a few extra points for buyers to think about. A number of properties were built on or near historic mine workings, and although most remain stable, some can be affected by ground movement linked to that past activity. Our surveyors are used to spotting the usual signs of mining-related subsidence, including diagonal cracking, doors and windows that stick or fail to close properly, and uneven floor levels. Where we see anything of concern, we recommend the right specialist investigations before you move ahead with the purchase.

There are also listed buildings in St Just, particularly near the town centre and along the historic streets leading to the church. Grade II listed properties need extra care during a survey because they often include unusual construction features and can be subject to restrictions on alterations. Our surveyors understand what listing can mean for future maintenance, and we can advise if a more detailed RICS Level 3 Building Survey would be the better choice.

In St Just, a few problems come up again and again during inspections. Damp is probably the defect we see most often, especially in older properties with solid walls and no cavity insulation. Cornwall's wet climate, combined with the age of many homes, means penetrating damp and rising damp are regularly found, particularly on north-facing walls and in ground floor rooms. Our surveyors use professional moisture meters to judge the extent of any damp issues and to decide whether the cause is likely to be missing or failed damp-proof courses, condensation or penetrating damp from defective rainwater goods.

Roofs are another regular point of concern in St Just. Many properties still have original roofs or early replacement roofs, and plenty are now showing clear signs of age. We often find slipped or missing slates, degraded mortar on ridge and hip tiles, and corroded valley gutters that can let water into the building. On terraced properties with shared roof areas, we record the condition of the roof covering and highlight anything that could affect the property. Roof repairs can be expensive, so spotting those issues before you buy gives you a chance to negotiate on a sensible basis.

Older properties in St Just often come with outdated electrics. We regularly see original electrical installations that fall short of current safety standards, including old-style fuse boards with replaceable fuses, deteriorating fabric-covered cabling and circuits with no earthing. We cannot test the installation, but we do carry out a visual assessment and will recommend a qualified electrician wherever the system appears outdated. Bringing an installation up to current regulations can cost several thousand pounds.

We also watch carefully for movement in the building, given St Just's mining background. Signs can include cracking in internal and external walls, doors and windows that have become hard to open or close, and floors that are visibly uneven. Some slight movement in older homes may simply be historic, but we assess whether it appears to be ongoing and whether historic mining activity could be a factor. If we are concerned, we always recommend a specialist investigation.