RICS Level 2 Survey in Stithians

Our RICS Level 2 survey gives you a detailed inspection of the parts of a property we can see and access. We check the walls, roof, floors, windows, doors, and key services including plumbing and electrics. In Stithians, we look closely at the issues that come up time and again in the local housing stock, such as the condition of traditional slate roofs, damp in stone-built cottages, and ageing drainage systems serving many village homes. Where it is safe and practical, we also get into the roof space, inspect sub-floor areas, and look over outbuildings, because those are often the places where major defects stay hidden.

We set out any urgent defects that need attention straight away, usually within the next 12 months. Our surveyor also points out anything that needs a closer look from a specialist, whether that is the structural condition of supporting beams in an older house or listed building features that call for conservation-specific expertise. We use a traffic-light system, red for defects needing immediate action, amber for issues likely to need attention soon, and green where the condition is satisfactory. It is a simple way to help you sort repairs in order and strengthen your position when speaking with sellers.

Our findings are presented in a clear, colour-coded report, with issues grouped by severity, from defects needing immediate action to items for future maintenance. We include photographs of the problems we have identified, so you can see exactly what we are referring to and judge what spending may be needed. At the front of every report, there is a summary section covering the main points first, which makes it easier to grasp the property's overall condition before going through the detailed analysis. For homes in Stithians, we also add a section on local concerns, including drainage and flood risk where relevant.

The Level 2 survey suits conventional properties up to around 2,000 square feet that are in reasonable condition. That covers most homes in Stithians, from smaller terraced cottages to larger detached family houses. For a particularly large property, an unusual form of construction, or a listed building, we may suggest a Level 3 Building Survey instead, and we can advise on that at the point of booking.

• Wall condition and structural movement
• Roof covering and flashings
• Damp and timber condition
• Windows, doors, and joinery
• Plumbing and drainage systems
• Electrical consumer unit and wiring
• Floor structures and foundations

Housing in Stithians comes from very different periods, from historic cottages with granite rubble walls to modern detached houses, and that range brings a wide mix of construction types and defects. Traditional stone cottages are common across the village and often show damp penetration, partly because of ageing lime mortar pointing and the natural porosity of local granite. Our surveyors are used to tracing both the cause of that damp and the right way to deal with it. Old lime mortar needs a different approach from modern cement pointing, and getting that detail wrong can trap moisture and make matters worse.

A good share of the older housing stock in Stithians has electrical installations that no longer meet current regulations. Many homes built before the 1970s still retain original consumer units and cabling, which can create safety concerns and may need upgrading. As part of a Level 2 survey, we carry out a visual inspection of the consumer unit, visible wiring, and accessories, then give clear advice where we spot possible hazards. We cannot rewire the property, but we can flag when a registered electrician should urgently assess and upgrade the installation.

Roof condition is not consistent across the village. Original grouted scantle slate roofs, often found on 19th-century miller's houses and traditional cottages, regularly need ongoing maintenance and in some cases full re-roofing. We inspect roof slopes, flashings, chimneys, and gutters with care, noting deterioration, missing tiles, and any signs of past leaks that may point to continuing water ingress. Around Stithians, we also often come across roofs where slates have been replaced with concrete tiles or corrugated sheets, which may work perfectly well but can change the character of an older property and will not suit everyone's taste.

Drainage is one of the main things we watch in Stithians. Residents have described the local sewage system as "not fit for purpose", and heavy rain can overwhelm it. Homes in lower-lying parts of the village, or close to the stream running through it, may be more exposed to surface water ingress. Our surveyors therefore check guttering, downpipes, and drainage channels closely, looking for overflow marks, staining, or other evidence of previous flooding. We also look at ground levels and hard landscaping, because poorly arranged surfaces can send water towards a house rather than away from it.

• Damp and condensation in stone walls
• Slate roof deterioration and repairs
• Outdated electrical installations
• Drainage and guttering issues
• Structural movement and cracking
• Window and door joinery decay

Stithians is mostly known for older homes, but there are a few new build options in the area. The Little Acre development at Tresevern Croft has outline planning permission for two detached homes, and a four-bedroom detached house at Trembroath is being marketed as a new build within walking distance of the village centre. If you are looking at a new build in or near Stithians, a Level 2 survey still has real value, even recently finished homes can come with defects, and our report can give you useful leverage if problems are identified with the developer.

New development around Stithians has not been free of controversy, mainly because of flooding and drainage concerns. The village's existing sewage system has been under heavy pressure, and residents have objected to planning applications for new homes on that basis. When we inspect a new build, we pay close attention to drainage connections, gradient levels around the plot, and any flood mitigation measures that appear to have been installed. New does not automatically mean trouble-free, we have found defects in properties less than a year old.