RICS Level 2 HomeBuyer Survey in TR15

In TR15, we carry out RICS Level 2 inspections to look at the building as a whole and pick up any significant issues. Our inspectors look over the roof structure, walls, windows, doors, dampness levels, and, where they can be seen, the plumbing and electrical installations. We also keep an eye out for structural movement, timber defects, or building regulation compliance matters that could have a bearing on your investment.

Homes in TR15 bring their own set of challenges, and our surveyors are trained to spot them. Many older properties in Redruth and Pool are built from traditional Cornish granite or killas stone, often with natural slate roofs, and that can lead to slipped or broken slates, decaying timber rafters, and worn pointing. We also look at solid wall insulation, which is common in pre-1919 properties, and any damp penetration that often turns up in these older construction types.

Around Redruth, the geology means we give ground movement extra attention. The area sits on Devonian and Carboniferous sedimentary rocks with granite intrusions, and clay-rich soils can create a moderate shrink-swell risk. Add in the historic mining legacy beneath many properties, and foundations and ground conditions become especially important for TR15 homebuyers.

We also review each property against the local flood risk profile. TR15 is not directly coastal, but the Redruth and Pool area can still face flood risk from smaller watercourses in heavy rainfall, and surface water flooding remains a common issue across many urbanised parts of the postcode because of drainage capacity limitations.

• Roof structure and covering condition
• Damp and moisture penetration
• Wall construction and external condition
• Windows, doors, and joinery
• Plumbing and electrical observations
• Signs of subsidence or ground movement
• Timber defect assessment
• Conservation area considerations

Our work across Redruth and the TR15 postcode shows a few defect patterns that come up time and again. Damp is the issue we see most often, especially rising damp in older solid-wall properties without modern damp-proof courses. Penetrating damp from failing roof coverings or tired external pointing affects many traditional stone-built homes too. We regularly find that older slate roofs need attention, with slipped tiles, damaged verges, and decaying ridge tiles cropping up again and again.

Electrical and plumbing systems in properties built before the 1980s often need updating to meet current standards. We frequently note outdated consumer units, too few socket outlets, and original wiring that would benefit from reconfiguration. In the same way, old galvanised steel or lead plumbing often shows internal corrosion and may need replacing. These issues are especially common in the sizeable share of TR15 housing stock built between 1919 and 1980, which makes up around 25-30% of properties in the area.

Timber defects are another major issue in this area. Woodworm activity affects roof timbers and floor joists in many older properties, while wet and dry rot can undermine structural integrity where moisture has got in or ventilation is poor. Our surveyors check all visible and accessible timber for signs of infestation or decay, and we flag concerns that call for specialist treatment or structural reinforcement.

Cornwall is classed as a high radon area, and properties in the TR15 postcode may be at risk. While our Level 2 survey includes general observations about ventilation, we specifically recommend radon testing for homes in this area. Your surveyor can advise whether a radon monitor placement or more detailed testing would suit your specific property.

• Rising and penetrating damp
• Roof covering deterioration
• Outdated electrical systems
• Galvanized plumbing
• Woodworm and rot
• Window frame decay
• Subsidence indicators
• Missing or damaged flashings

The TR15 postcode area has a housing mix that reflects both its Cornish mining heritage and later development. Terraced properties account for 36.6% of the stock, so they are the most common type, particularly in Redruth town centre where Victorian and Edwardian terraces line the historic streets. Semi-detached houses make up 33.4% of properties, detached homes account for 18%, and flats form 11.4% of the housing mix.

Knowing the age of a property matters when deciding on the right survey. Around 25-35% of properties in TR15 predate 1919 and use traditional solid wall construction with local granite or killas stone, often topped with traditional slate roofs and fitted with timber sash windows. A further 15-20% were built between 1919 and 1945, with another 25-30% constructed in the post-war years up to 1980. Properties built after 1980 make up around 15-20% of the housing stock, including various new build developments.

For homes in Redruth's Conservation Area, which includes numerous listed buildings from the mining boom period, a Level 2 survey helps identify repair or maintenance issues that could shape your plans. Listed buildings may need a more detailed Level 3 Building Survey because of their historical significance and complex construction, but the Level 2 still gives useful initial information on condition and any urgent defects that need dealing with. Our surveyors know the requirements involved in maintaining period properties in conservation areas.

There has been plenty of new development activity in the TR15 area in recent years, especially around Pool and Redruth. Schemes such as Tolgus Place by Persimmon Homes offer 2, 3, and 4 bedroom properties built using modern construction methods, with prices from £219,995 to £349,995. New builds do come with NHBC warranty cover, but a Level 2 survey can still pick up snagging issues or construction defects that need sorting before the defects period runs out.

Trevithick Manor by Coastline Housing and Miners Court by LiveWest offer affordable homes through shared ownership and affordable rent schemes. Located in TR15 3QG and TR15 3GE respectively, these developments provide 1, 2, and 3 bedroom homes. Buying a new build or an existing property, it helps to understand the full condition of the home so you can plan for remedial works or ongoing maintenance costs. Even new properties can have issues that are worth identifying professionally.

Modern developments are built very differently from traditional Cornish properties. New builds usually use cavity wall construction with finishes such as brick, render, and some cladding, along with concrete tiled roofs. Although these homes generally need less maintenance than older properties, our surveyors still look for inadequate ventilation, incomplete damp proofing, and defects in fixtures or fittings that may not be obvious to an untrained eye.