RICS Level 2 Survey in Week St. Mary

A RICS Level 2 survey gives a full visual check of the property’s condition, looking at the main parts of the building, from walls and roofs to foundations, windows, doors and internal fixtures. Our inspectors work methodically through the fabric of the house, noting any damage, wear, or signs of trouble that might affect value or safety. We also examine floors, ceilings, stairs and banisters, along with built-in fixtures and fittings across the property. Key findings are photographed, and our written descriptions set out exactly what our inspector has seen.

Roof structure, coverings, chimneys and parapet walls are all checked by us, with attention on missing tiles, leakage and any mortar deterioration. We look over the outside of the building too, including walls, brickwork, render, pointing and cladding, to spot cracks, damp penetration or movement that could point to problems with foundations or ground stability. Gutters, downpipes and drainage systems are examined as well, since these are common routes for penetrating damp in older homes. Porches, balconies and attached structures are part of the inspection.

Week St. Mary homes, like many properties in Cornwall, can bring their own regional quirks. The coastal climate often means damp is a concern, especially in older houses that may not have modern damp-proof courses. Many local properties are built in traditional ways, using cob walls and stonework, and these need specialist knowledge to judge properly. Our surveyors know these construction types well, and they understand how Cornwall’s geology, including clay-rich soils near Bodmin Moor, can influence condition. We also look for mundic block construction, a concrete material using aggregate like beach or mine waste that was used in some Cornish homes built between the 1900s and 1965, because it can deteriorate with age.

Each element in the Level 2 survey is given a clear condition rating from one to three. A rating of one means no repairs are needed at present, while rating two points to defects that need attention but are not critical. Rating three flags serious issues that need urgent repair or specialist investigation. It is a straightforward system, and it helps you decide what matters most when negotiating with sellers.

• Roof structure and covering
• Walls, brickwork and render
• Foundation and ground floor
• Windows, doors and joinery
• Dampness and moisture
• Electrical and plumbing visible work
• Thermal efficiency observations

Several region-specific issues crop up regularly in Week St. Mary, and our surveyors see them during inspections all the time. Because the village sits close to the River Tamar and within the broader Cornwall landscape, properties can be prone to damp, especially in a county with a coastal climate. A lot of older homes here were built without modern damp-proof courses, which leaves them open to rising damp and penetrating damp, particularly where render or pointing has broken down. We often find damp in solid-walled houses that do not have the cavity wall insulation common in newer construction.

Cornwall’s geology, including clay-rich soils near Bodmin Moor, brings the risk of ground movement and subsidence. That matters a great deal for older houses with shallow foundations, which are common throughout Week St. Mary. Our surveyors check walls closely for cracks and consider whether they suggest minor settlement or something more serious. Sticky windows and doors that do not close properly can be early clues to foundation problems, and the shrink-swell behaviour of clay soils during drought or heavy rainfall can shift buildings that lack proper foundations.

In this area, traditional construction often means cob walls, like those seen in the historic Week Orchard cottages, alongside slate and stone buildings made from local materials. These older methods need careful assessment because they usually lack the movement joints and damp-proof membranes found in modern homes. Our inspectors understand the techniques used in Cornwall’s historic housing stock and can spot issues that are specific to them. We also check for mundic block, a concrete material used in some Cornish homes that can deteriorate and lead to structural problems.

Roof condition is another big issue around Week St. Mary, especially in older properties with original thatched or slate roofs. We often identify missing or slipped tiles, worn ridge pointing and damaged flashing around chimneys. The rural setting also means we look for timber decay and pest damage, including woodworm and rot in roof timbers and floor joists. Poor insulation is common in older homes, so our survey also notes thermal efficiency where it may affect your plans for energy improvements after purchase.

• Damp and moisture penetration
• Roof deterioration and missing tiles
• Structural movement and cracks
• Outdated electrical systems
• Timber decay and pest damage
• Poor insulation and energy efficiency

Recent development in Week St. Mary includes individual building plots and conversion schemes. A conditional planning permission was granted for a detached 2-bedroom reverse plan style dwelling on land south of The Coach House in the village, near the EX22 6UP postcode. It is a modern-style individual plot, though it would still benefit from a survey to check build quality. There has also been a Class Q conversion of a former poultry house into three single-storey residential dwellings, made up of two 3-bedroom bungalows and one large 5-bedroom bungalow, completed under planning permission PA23/06984 granted in October 2023.

There are also reserved matters applications for four dwellings on land west of Ashbury Grove in Week St. Mary, following outline consent granted in November 2022. These new build homes are built to modern standards, but a RICS Level 2 survey can still be useful for checking construction quality and picking up snagging issues. New builds are not free from defects, and some faults are hidden at first glance. Even where an NHBC warranty applies, independent surveyors are trained to spot problems that may otherwise be missed.

For buyers considering newer properties in the Week St. Mary area, our survey can identify incomplete work, poor workmanship or materials that fall short of building regulations. We check that windows and doors are sealed properly, that insulation has been fitted as it should be, and that drainage systems are working correctly. New build homes usually have fewer problems than older ones, but a thorough inspection still helps you know what you are buying. Any defects we find can be raised with the developer or warranty provider for repair.

Choosing a property in one of these new developments means our survey gives you a useful record of condition at the point of purchase. That can support warranty claims and gives you a clearer picture of the home before completion. Our reports are accepted by major lenders and warranty providers, so they work for mortgage purposes and guarantee claims.