RICS Level 2 Survey in St. Michael Penkevil

St. Michael Penkevil’s housing stock brings its own set of considerations for buyers. Across the parish, there are many homes dating from the 18th century or earlier, including traditional Cornish cottages built from local killas stone, Pentewan stone, and rendered cob walls with Delabole slate roofs. Attractive as these buildings are, older construction calls for surveyors who know how traditional materials age and what maintenance problems tend to appear over time. Our team has inspected homes throughout the Fal valley, so we understand that solid stone walls and cob construction perform very differently from modern cavity wall builds.

Conservation constraints are common here, and with the River Fal close by, flood risk is an important part of how we assess a property. We note nearby watercourses and any visible signs of previous flooding or water damage. Clay-rich soils in the local geology can increase subsidence risk, especially in older buildings with shallower foundations, so our inspection looks closely at whether trees or drainage defects may be affecting structural stability. Cornwall’s mining past also matters, particularly the tin and copper mining that made the Boscawen family wealthy, as some locations may still carry historic ground stability concerns.

Homes in St. Michael Penkevil often include architectural details that deserve careful scrutiny. We regularly inspect materials such as Newham stone, locally known as Truro porothy, used in Tregothnan, as well as Pentewan stone facings on historic cottages, and each has its own implications for long-term durability. We check the condition of original pointing too, often lime-based rather than cement in older properties, and we note where repointing may be needed so the building can breathe properly. The steeply pitched Delabole slate roofs seen across the parish also need close attention, particularly the fixings, the underlay condition, and the mortar pointing to ridge and hip tiles.

• Historic stone and cob construction
• River valley flood considerations
• Traditional slate roofing
• Mining heritage ground conditions
• Conservation area requirements
• Local stone deterioration patterns

The RICS Level 2 Home Survey, formerly called the Home Buyer Survey, gives a full visual inspection of all accessible parts of the property. Our surveyor checks the walls, roof, floors, doors, windows, and permanently fitted fixtures, then prepares a detailed condition report setting out defects, likely issues, and any areas where further investigation may be sensible. We photograph all significant findings and explain them clearly, so you can see what work may be needed.

In St. Michael Penkevil, many homes have solid walls rather than modern cavity wall construction, so damp is one of the first things we look at. We pay close attention to damp penetration and to the condition of original damp-proof courses. Penetrating damp through weathered pointing or rising damp caused by external ground levels affects many older Cornish properties, and our surveyors know the usual signs, from tide marks on internal walls to salt staining on external stonework. We also consider the local clay-rich soils, which can contribute to subsidence in older buildings with shallower foundations, and we assess whether trees or drainage problems may be having a structural effect.

The survey uses a straightforward traffic light rating system, so it is easy to see what needs urgent attention and what can wait. Green means no issue requiring immediate action, amber marks defects that should be monitored or repaired in due course, and red highlights serious concerns needing urgent professional attention. We also include market value and insurance rebuild cost assessments, which are useful for mortgage purposes and for arranging the right building insurance for a Cornish home. That matters even more in an area with many historic properties, where rebuild costs can exceed market value because specialist repairs are often required.

• Visual inspection of all accessible areas
• Damp and timber condition assessment
• Roof and chimney evaluation
• Electrical and plumbing observations
• Thermal efficiency commentary
• Market value and rebuild cost
• Traffic light condition ratings

Because so much of the housing stock here is older and full of character, the same issues tend to recur in our surveys. Dampness is one of the most frequent, especially in properties with solid stone or cob walls where modern damp-proof courses may be missing or no longer effective. Penetrating damp through weathered pointing and rising damp from external ground levels affect many older Cornish buildings, and we know the signs to check for. That includes external ground levels in relation to internal floors, the state of any existing damp-proof courses, and evidence of water passing through stonework or render.

Roof defects are another regular feature. Delabole slate roofs can show age-related wear, slipped tiles, and failing mortar pointing, and the Cornish weather, including salt-laden winds from the coast, often speeds up deterioration in external materials. We look carefully at whether the roof needs routine maintenance or whether more substantial repairs are likely in the near future. On period homes, chimney stacks and flashings often need attention too, so we inspect visible lead flashings, mortar crowns, and any signs of water ingress around chimney breasts. Loose ridge tiles are also common on slate roofs, particularly where the original lime mortar has deteriorated.

Older homes can also bring safety concerns with dated electrics and plumbing. Properties not updated since the 1970s or earlier may still contain fabric-covered electrical cables, older consumer units, and galvanised steel or lead water pipes. Our survey flags these points and recommends further checks by qualified electricians and plumbers. We record the type of consumer unit, whether modern RCD protection is present, and the visible condition of electrical accessories. For plumbing, we identify the water supply pipes and waste systems, noting any galvanised steel or lead materials that ought to be replaced.

Timber defects come up regularly as well, including wet rot and woodworm in external joinery and in any exposed timber framing, especially where ventilation is limited or damp conditions persist. In older properties, windows and doors often show decay to bottom rails and sills, and we carefully test timber elements where appropriate to judge their condition. We also review structural movement cracks and consider whether they appear historic or active, referring on to suitable specialists if significant movement seems likely.

• Rising and penetrating damp
• Slate roof deterioration
• Outdated electrical systems
• Structural movement cracks
• Timber rot and woodworm
• Inadequate insulation
• Chimney and flashing defects
• Outdated plumbing systems