RICS Level 2 Survey in St Keverne

A Level 2 Homebuyer Survey covers a detailed visual inspection of all accessible parts of the property, including the roof, walls, windows, doors, plumbing, electrical systems, and the overall structure. The report gives condition ratings for each element, with guidance on defects and cost indications for repairs. For St Keverne homes, our surveyors pay close attention to slate roofs, traditional stone walls, damp linked to the maritime climate, and signs of movement caused by the clay soils beneath much of the Lizard Peninsula.

Most Level 2 surveys in St Keverne take between 1 and 3 hours, depending on the property’s size and type. A typical three-bedroom detached house in the village will usually need around 2 hours for a complete inspection. Bigger homes, especially those near Coverack or properties with extensive grounds, can take longer. We always allow enough time to inspect every accessible area properly, without rushing the process.

We aim to send the completed survey report within 3-5 working days of the inspection. If you are working to a tight property-purchase deadline, we can sometimes move faster. Buying a home often means juggling dates and deadlines, and we work hard to get the report to you as quickly as we can while still meeting the thoroughness our RICS standards require.

Yes, we actively encourage buyers to attend the survey inspection. It gives you the chance to see any issues firsthand and ask questions as the inspection goes on. Being there also makes the written report easier to understand afterwards. In St Keverne, that is especially useful, because our inspector can point out local construction details, explain what any defects mean, and offer practical advice on maintaining traditional Cornish features.

If our survey finds serious defects, the report will show them clearly with red ratings and explain what further investigation is needed. That may give you room to renegotiate the price, ask for repairs before completion, or, in some cases, reconsider the purchase. In St Keverne properties, the more serious issues we see include major roof deterioration, structural movement linked to foundation problems, and electrical installations that fall short of current safety standards. We set out the urgency of each issue and the likely remediation cost.

Even new build homes can have defects, so we still recommend a Level 2 survey. Major structural problems are unlikely in recently constructed properties, but our inspection can still pick up minor defects, snagging, or problems with fittings and finishes that the developer should put right. New build homes in the St Keverne area may also suffer from rushed construction schedules or materials that are not well suited to the local climate. A Level 2 survey gives you a comprehensive record of the property condition at the time of purchase.

St Keverne is a historic Cornish village with a number of listed buildings, and those homes need particular care during the survey process. Properties listed under the different grades may carry restrictions on alterations and maintenance, which our surveyors understand. We give specific guidance on period features, traditional construction methods, and any issues that may need listed building consent before remedial work can go ahead. If you are buying a listed property, we can also advise whether a Level 3 Building Survey would suit your needs better.

The Lizard Peninsula’s underlying geology includes clay soils that can be prone to shrink-swell movement after drought and then heavy rainfall. That ground movement can affect foundations, especially in older properties that were not built with modern foundation depths. Our surveyors look for the usual signs, cracking in walls, doors and windows that no longer move smoothly, and visible gaps where walls meet ceilings. Serious foundation problems are not common, but spotting movement early helps you plan for any underpinning or groundworks that may be needed.