RICS Level 2 Survey in St Tudy

Small though St Tudy is, with 647 people living across 289 households, the village has a housing market where a RICS Level 2 Survey can be especially useful. The centre of the village is a designated Conservation Area, and several buildings are listed, including the striking Grade I listed St Tudy Church. That heritage matters to buyers, because many homes here carry historical significance and may have been built with methods and materials that are very different from modern standards. Where a property sits within the conservation area, extra controls on alterations and repairs can apply, so we always think it is wise to understand the building’s condition before purchase.

St Tudy’s housing stock has the kind of rural Cornish mix many buyers expect. More than half of homes are detached, another 23.4% are semi-detached, around 13.9% are terraced, and just 8.3% are flats or maisonettes. A fair number of properties also pre-date 1919, so features such as solid stone walls, lime mortar pointing, and original timber roof structures are common and call for informed assessment. Homes of that age often have no cavity wall insulation, and some were built without the modern damp-proof courses buyers now take for granted, which can leave them more vulnerable to moisture problems.

Geography has its say here as well. St Tudy stands on granite and slate geology, usually stable ground, but properties built where there are superficial deposits of clay or silty soils can still present particular issues. Our team surveys homes across North Cornwall, including St Tudy, and we regularly see traditional Cornish stonework, slate roofs, and render finishes that need proper upkeep to avoid defects. We also keep local environmental factors in mind. The River Allen is nearby, and during periods of heavy rainfall some properties may face a risk of fluvial flooding.

Across North Cornwall, we see a handful of defects come up again and again, and St Tudy is no exception. Knowing what tends to affect homes here helps buyers understand what a survey is likely to uncover, and why a proper RICS Level 2 inspection matters before exchange. The combination of older housing stock, local weather, and the area’s geography creates a set of issues our surveyors know how to spot and assess.

Damp is one of the issues we most often find in St Tudy’s older homes. Many village properties have solid walls built in traditional Cornish stone rather than the cavity wall construction seen in newer housing. If ventilation is poor or damp-proof courses are absent, moisture can move through those walls and lead to damp patches, rot in timber floor joists, and damage to internal finishes. We assess the extent of any damp carefully and advise on suitable remedial action. That includes checking for rising damp and penetrating damp, especially in solid-walled properties that may never have been retrofitted with damp-proof courses.

Roofs deserve close attention here, particularly where original slate remains in place. Plenty of older St Tudy properties still have traditional slate coverings that may now be over 100 years old. With age, slates can become brittle, slip, or be affected by failing pointing and flashing. In this coastal maritime environment, leadwork to valleys and around chimneys can be especially prone to deterioration. Our inspectors examine the roof from inside and outside wherever possible, looking for defects that could allow water ingress. We also watch for sagging or uneven roof planes, as these can point to structural movement or decay in the timbers.

Older St Tudy houses often show timber defects, and we come across them regularly. Decades of changing moisture levels can affect ground floor joists, suspended timber floors, and roof structures, with woodworm infestation or fungal rot developing where damp conditions have persisted. As part of the inspection, we probe accessible timber where appropriate and check for signs of active or historic woodworm. Window frames, door frames, and other joinery are also reviewed for rot, as these parts are often exposed to moisture penetration.

Cornwall’s mining history is long established, and although St Tudy itself is not known as a major historical mining area, we still keep the wider regional picture in mind. In parts of North Cornwall, historic mining has affected ground conditions, so our surveyors stay alert to any signs of localised mining activity or related stability concerns when looking at foundations and the site. It is not a frequent issue in St Tudy specifically, but it is part of the local awareness that comes from inspecting properties in the area on a regular basis.

We often find dated electrical and plumbing installations in St Tudy’s older properties. Homes built before the 1970s may still contain original rubber-insulated wiring, cast iron plumbing, or earthing arrangements that fall short of current electrical safety standards. Our survey includes a visual review of these services, and we flag anything that appears concerning so it can be checked further by qualified electricians or plumbers. We do not test the systems themselves, but we can identify visible defects and advise where specialist investigation is sensible.

• Damp and moisture penetration
• Roof slate deterioration and slipped tiles
• Outdated electrical wiring
• Subsidence and foundation movement
• Timber defects including rot and woodworm
• Flood risk and drainage issues