RICS Level 2 Survey St. Kew, Cornwall

Our RICS Level 2 Survey gives a detailed visual inspection of all accessible parts of the property. We look at the walls, roof, floors, doors, windows, and plumbing and electrical systems, so you get a clear picture of the property's current condition. The report uses a simple traffic light rating system to show defects by severity, red for urgent matters needing immediate attention, amber for repairs that can wait, and green for areas in satisfactory condition. It makes the key points easy to pick out at a glance.

In St. Kew and across North Cornwall, our surveyors keep a close eye on the problems that crop up in the local housing stock. Traditional stone-built cottages and farmhouses make up a large part of the market, and they often struggle with damp penetration, especially where solid walls have no modern damp-proofing. We check for damp staining, salt efflorescence and timber decay that may point to longer-term moisture trouble. Lime mortar is right for these buildings, but it still needs careful checking because it can break down with age and let moisture into the stonework.

The RICS Level 2 Survey also gives a market valuation and an insurance rebuild cost assessment. That matters in St. Kew, where property values have risen by 2% over the past year, and a feel for the market can help when it is time to negotiate. Our report offers an independent view that stands up to scrutiny, and the rebuild cost figure matters too, especially for older properties where the cost of traditional materials and specialist craftsmanship in Cornwall can push rebuild costs above market value.

We work through all accessible areas methodically, starting outside before moving through each internal zone. On the roof, our surveyors look closely at the slate tiles common to this area, checking for slipped or broken slates and the state of ridge pointing. We inspect gutters and downpipes for damage or blockages, and look at fascias and soffits where they are present. Inside, we review walls, floors and ceilings for movement, dampness or timber defects. Kitchen and bathroom fittings are noted too, along with any obvious issues in the electrical or plumbing installations that can be seen without lifting covers or testing concealed services.

• Visual inspection of all accessible areas
• Damp and timber decay assessment
• Roof condition evaluation including slate and ridge details
• Electrical and plumbing observations
• Market valuation and rebuild cost
• Traffic light defect rating system

St. Kew and the wider North Cornwall region bring their own set of problems, and our surveyors know exactly where to look. The area’s traditional stone construction is attractive and full of character, yet it often lacks the damp-proofing found in newer homes. Lime mortar pointing, once standard in Cornish stone walls, can wear away over time and let moisture through, leading to damp inside. We check the pointing carefully, note eroded mortar and any stonework showing water staining, and keep a close eye on solid walls, which are especially prone to penetrating damp during wet Cornwall winters when driving rain forces moisture through porous stone and mortar joints.

Across the St. Kew area, slate roofs are a familiar sight, but older ones often need work. Slipped or broken slates, tired ridge pointing and timber decay in rafters and purlins turn up often in our surveys of period homes. The local geology, mainly Devonian slate and sandstone, means shrink-swell clay risk is lower than in other regions, although localised ground movement can still happen near trees or where drainage is poor. Where roof spaces can be accessed, we look for timber beetle activity, fungal decay or structural movement that may point to deeper problems needing further investigation.

Many St. Kew properties were built before 1919, and some still have original electrical systems and plumbing that fall well short of current regulations. Rewiring may be needed, and we always record any visible electrical fittings that look dated or places where access is too limited for a full check. Old lead or galvanised steel pipework, still found in some older cottages, can also call for replacement to meet modern water quality standards and cut the risk of leaks. We do not lift covers or disturb concealed areas, but we note the age and visible condition of installations and suggest follow-up checks by qualified electricians and plumbers where needed.

Cornwall is a high radon area, and homes around St. Kew may be affected by this radioactive gas. Our RICS Level 2 Survey includes a visual check for radon indicators, such as noting any radon remediation already in place or any reading triggers that stand out, but we cannot carry out a full radon measurement without specialist equipment. We always advise a separate radon test, especially where there is no radon barrier or positive ventilation system. If elevated radon levels are found, measures such as sub-slab suction systems or positive ventilation units can bring concentrations down to safe levels.

The agricultural background of St. Kew means some properties have been converted from farm buildings, while others sit beside working farmland. We note problems that can arise from that, including asbestos in older agricultural buildings and the need for specialist damp surveys where a property was historically unheated. Homes near farmland can also behave differently under foot, and we pay close attention to the condition of septic tanks and drainage systems, which are common in rural spots without mains sewage.

The village of St. Kew, with around 1,200 residents, has the feel of a classic Cornish rural community. Its historic parish, with the Grade I listed St. James' Church, includes plenty of period homes that benefit from a survey before sale. Agriculture, tourism and small businesses drive the local economy, drawing buyers who want a quieter pace of life while staying within reach of Wadebridge and Bodmin. Remote workers and holiday-home buyers are part of the mix too, which gives the village a varied buyer base.

The popularity of St. Kew as a spot for second homes and holiday lets also shapes the property market. Pricing can shift, and condition does too, because some buy-to-let homes may have been less well maintained than owner-occupied ones. A RICS Level 2 Survey helps you see exactly what you are buying, whatever the plan, family home, holiday retreat or investment property. Investors, in particular, get value from our detailed condition assessment and rebuild cost figure, which helps with accurate yield projections.

With just 10 property sales in St. Kew over the past year, comparable evidence can be thin on the ground, which makes the independent valuation with your RICS Level 2 Survey especially useful. Our market assessment draws on local conditions, recent sales data and the specific features of your property, so you can feel confident the price reflects the current St. Kew market. The valuation is RICS compliant and can be used by mortgage lenders, which gives extra reassurance to buyers who need finance.

St. Kew properties cover a wide span of architectural periods, from medieval farmhouses to mid-century detached houses. That means each one brings its own survey points. A cottage from the 1700s will not behave like a house from the 1970s, and our surveyors know how to judge each properly. The RICS Level 2 Survey suits conventional properties, which includes most homes in St. Kew, but we will say so if a more detailed RICS Level 3 Building Survey looks better for a particularly historic or complex building.