RICS Level 2 Homebuyers Survey Warbstow, Cornwall

A RICS Level 2 Homebuyers Survey is built for conventional properties put together using traditional methods, and that covers much of the housing stock in Warbstow. We inspect all accessible parts of the property, including the roof space where safe access is possible, plus the walls, floors, doors, windows, and plumbing and electrical installations. From there, we assess the condition of each element and point out defects that could affect value or call for remedial work.

Warbstow’s rural setting, along with the age of many local homes, means our surveyors keep a close eye on the issues we see most often here. That means checking older buildings for damp where modern damp-proof courses may be absent, looking at roofs with traditional slate covering, and judging the structure of buildings that may have been made with cob, killas (slaty mudstone), or granite. A lot of properties in this part of Cornwall were built from materials sourced locally, and we understand how those methods age over time.

We present the report using RICS traffic light coding, so the condition of each element is easy to read at a glance, red for urgent issues needing immediate attention, amber for defects that should be repaired but are not urgent, and green for satisfactory condition. It gives a clear picture of what you are buying and what spending may lie ahead. Each section is set out with photographs and professional commentary, so remedial work can be prioritised without guesswork.

There is also a market valuation and an insurance rebuild cost estimate in your survey report, which helps with both price checks and cover levels. If we spot anything serious, we may suggest a specialist follow-up, for example from a structural engineer or a damp and timber specialist. We can organise those extra inspections for you and talk through what they involve.

• Comprehensive visual inspection of all accessible areas
• Identification of defects and maintenance issues
• RICS traffic light condition ratings
• Market valuation and rebuild cost estimate
• Advice on urgent and non-urgent repairs
• Recommendations for specialist inspections where needed

In Warbstow and the wider North Cornwall area, there are a few recurring problems that our RICS Level 2 surveys are set up to pick out. Damp and timber decay come first. Cornwall’s coastal climate brings high humidity all year, and older properties without damp-proof courses are especially exposed to rising damp, penetrating damp from failed render or pointing, and rot in timber elements. We check walls, floors, and roof spaces closely for moisture damage and decay, with extra attention around windows, doors, and any render that appears to have failed.

Roofing defects crop up often in Warbstow properties too. Plenty of local homes still have traditional slate roofs, and although they last well, they can suffer with age, missing or broken tiles, tired flat roof coverings, and damaged flashing around chimneys. Left alone, those defects can bring in water and let heat escape, which can mean higher energy bills and, in time, structural damage. Ridge tiles and hip tiles are watched carefully, because they are often the first parts to fail on older slate roofs in this area.

Cornwall’s geology makes structural movement and subsidence especially relevant here. Around Warbstow, the bedrock includes mudstones and siltstones of the Boscastle Formation, and former mining activity can add to ground instability. We look for the signs of subsidence, including diagonal cracks wider than 3mm, sticking doors or windows, and sloping floors. Tree roots, leaking drains, and clay-rich soils can all play a part in ground movement, so we assess the property and its surroundings thoroughly before drawing any conclusions.

Older properties in Warbstow are often found to have outdated electrics. In many historic homes, the original wiring systems no longer meet current safety standards, which can create fire risks. The salty coastal air can also speed up corrosion in electrical systems, especially in properties within reasonable distance of the coast. Where we can access them, we inspect consumer units, wiring, and socket outlets, and we record any concerns. Cornwall’s mining history also means we consider whether any undocumented mine features could affect the property, since historic mining can still cause ground instability in rural places like Warbstow.

• Damp and timber decay
• Roofing defects and deterioration
• Structural movement and subsidence
• Outdated electrical systems
• Poor drainage and gutter defects
• Mundic block in post-war properties

Warbstow has seen flooding before, most notably at Warbstow Cross in October 2019, when river flooding affected properties with two rooms flooded and electrical systems impacted. As part of Cornwall, the area still carries flood risk from several sources, around 1 in 6 properties in Cornwall are at risk of flooding, including approximately 12,000 vulnerable to river flooding and 29,000 exposed to surface water flooding. The Environment Agency issues flood alerts and warnings for the area, and long-term flood risk assessments cover rivers, the sea, surface water, and groundwater.

During the inspection, our surveyors note any signs of previous flooding or water damage and check the condition of drainage systems, gutters, and downpipes. We also consider where the property sits in relation to flood risk areas and can advise on suitable follow-up investigations if needed. A RICS Level 2 survey is not a flood risk assessment, but spotting visible signs of past water ingress does help you understand the property’s history and weaknesses. We look for tide marks, water staining, and warped flooring that may point to earlier flooding events.

With Cornwall seeing changing weather patterns, more rainfall, and more frequent storms, drainage and water management matter more than ever in the Warbstow area. Our report highlights any problems with gutters, downpipes, or drainage systems that might allow water penetration or saturation of walls, which over time can affect foundations and create structural issues. We also look at the fall of gardens and driveways, so water runs away from the property rather than back towards it.