RICS Level 2 Survey in Warleggan

Warleggan's housing stock asks a bit more of buyers. Research points to period houses built between 1800 and 1911 as the main property type in the PL30 4HD postcode area. They bring plenty of character, but also the familiar quirks that come with older Cornish buildings. Our RICS Level 2 surveys are set up to spot the defects usually found in homes of this age, so we can help you make a sensible decision or open up repair negotiations.

Cornwall has long favoured local materials, especially granite, killas (slatey rock), and rendered stonework. They give villages their distinctive look, though they also bring their own headaches. Solid wall construction, common in pre-1919 properties, has none of the cavity insulation seen in newer homes and can be prone to penetrating damp, particularly in Cornwall's wet winter months. Our surveyors know these building methods well and are used to judging their present condition.

Then there is the ground itself. Cornwall's geology is complicated, with granite intrusions, metamorphic rocks, and clay soils in certain places. Those clay soils can shrink and swell, which may affect foundations over time, especially where footings are shallow or historic. Warleggan is not a primary mining area, yet Cornwall's wider mining past means our inspectors stay alert for signs of ground movement or old disturbance that could compromise structural integrity.

• Period property construction (1800-1911)
• Traditional solid wall construction
• Local stone and slate building materials
• Potential clay soil shrink-swell risk

For a property in Warleggan, our chartered surveyors take a methodical route that reflects the pressures of local housing. The usual inspection lasts between 2 and 4 hours, and we look at every accessible part, from roofs and walls to floors, windows, and building services. The details that often cause trouble in Cornish period properties get particular attention.

We normally start with the roof, because older homes often show the earliest warning signs up there. Slate tiles are checked for slipped or broken pieces that let water in, timber rafters are examined for rot or woodworm, and we look closely at lead flashing around chimneys and valleys. Plenty of homes in the Warleggan area still have traditional slate roofs, durable enough, but they do need care in time.

Inside, we look carefully for damp in the walls, rising damp from ground level as well as penetrating damp from outside exposure. Cornwall's prevailing winds mean west and south-facing walls often take the brunt of the weather. We use moisture meters to pick up hidden damp that the untrained eye would miss, and we record any damp-proof courses that are missing or inadequate. Windows, doors, and joinery are checked too, since age and exposure usually leave their mark there.

Visible electrical and plumbing systems are assessed as part of the survey. Homes built before the 1960s often still have old wiring that falls short of current regulations, so we note consumer units, wiring condition, and socket locations. On the plumbing side, we look for lead pipes or galvanised steel systems that would need replacing during renovation.

Surveying properties across Cornwall has taught us what to expect in Warleggan homes. The local age profile means damp appears often in our findings. Rising damp turns up in solid-wall properties with poor or missing damp-proof courses, while penetrating damp is common in roofs and walls exposed to prevailing winds. Condensation is another regular issue in older homes where ventilation has been reduced through modern retrofitting.

Roof condition is another major concern. Many traditional homes in the area have slate roofs, and although they are durable, they do not last forever. Our surveyors regularly pick up slipped or broken slates, decaying timber rafters, and lead flashing failures that let water in. Roof repairs can be costly, so spotting the problem early matters when you are planning a budget.

In period properties, electrical and plumbing systems often sit well below today's safety standards. Rewiring was not routine in homes built before the 1960s, so many Warleggan properties still have outdated distribution boards and fabric-covered cabling. Lead pipes and old galvanised plumbing are also still common. Our survey covers these services and gives clear recommendations for the upgrades that may be needed.

Woodworm, rot, and other timber defects are frequently found in Warleggan properties. Wet rot usually affects timbers exposed to moisture, such as window frames and sole plates, while dry rot can spread through timber even where conditions seem fairly dry. We tap suspected timber with a sharp tool to test for decay and probe where it is safe to do so. Any areas that need treatment from a specialist timber contractor are noted in the report.

• Rising and penetrating damp
• Roof slate and timber deterioration
• Outdated electrical systems
• Historic plumbing (lead/galvanized)
• Timber rot and woodworm
• Subsidence and foundation movement