RICS Level 3 Building Survey in Bigbury

Bigbury's housing stock throws up some awkward survey work, which is why a RICS Level 3 Survey is so useful here. The village has plenty of 17th and 18th century cottages built in cob and stone, with no modern damp-proof courses. Some still carry their original thatched roofs, while others have been re-clad in slate over the years. To judge the condition of those historic elements properly, we need the sort of inspection a Level 3 survey gives. We've also seen modern renders applied to cob walls, trapping moisture and causing hidden decay beneath a surface that can look perfectly sound.

Set on the South Devon National Landscape, Bigbury's coastal position brings salt air penetration, wind-driven rain, and erosion pressure near the River Avon estuary. Those conditions can wear down external render, timber windows, and roof coverings far faster than inland weather would. We look closely at how marine exposure has affected the building, checking for salt crystallization in walls, corrosion of embedded metalwork, and moisture passing through traditional construction. Properties inside the conservation area, established in 1985 and extended in 1992, often bring extra questions around upkeep and future alterations.

With 36.6% of properties in Bigbury having four or more bedrooms, many homes here are sizeable period houses that need a careful eye on condition. The average house price of £758,750 is a major commitment, so our survey helps protect that outlay by picking up defects before completion. From a listed cottage near the conservation area to a modern house on the village edge, we give the property the inspection it needs. Our reports use condition ratings that make it plain which matters need attention now and which can wait.

• Detailed assessment of cob and stone construction
• Thatched and slate roof inspection
• Damp and moisture penetration analysis
• Structural movement evaluation
• Conservation area considerations
• Listed building requirements

Bigbury's architectural heritage brings both charm and complexity for property buyers. The village has numerous small two-storey terraced and detached cottages from the 17th and 18th centuries, built from local materials including stone and cob. Those cob walls were usually finished with lime plaster, which lets the building breathe while still giving weather protection. Over time, though, cement-based renders have sometimes been used, trapping moisture and damaging the cob beneath. We often find that properties which look solid from the outside hold serious hidden defects in the walls.

Thatched roofs are another part of Bigbury's character, and they come with their own survey questions. They need regular maintenance and their lifespan is limited compared with modern roofing materials. Our surveyors check the depth of the thatch, look for rodent damage, and assess the condition of the roof structure beneath. We also study how the thatch has been repaired over the years, since patchwork work can point to ongoing maintenance problems. A well-kept thatched roof can last 40-50 years, but neglect can bring rapid deterioration and hefty repair bills.

Properties in Bigbury that were rebuilt or constructed in the 20th century often use more ordinary building methods, but they can still show the same issues seen in homes of that era. Take the pair of semi-detached properties built in 1914, for example, they would have gone up when building regulations were less strict than they are now. Our Level 3 Survey picks up those construction-specific issues and gives suitable guidance for each property type. We also assess how coastal exposure affects newer properties, including the condition of timber windows and external joinery.

Bigbury sits on an elevated coastal plateau, so properties are open to Atlantic weather. Add the proximity of the River Avon estuary, and building maintenance becomes more demanding. Salt-laden air can speed up corrosion of fixings and fittings, while wind-driven rain can work its way into traditional construction that was never designed for this level of exposure. Our surveyors understand those local conditions and set out maintenance advice aimed at protecting the property.

• Cob wall condition and render analysis
• Thatched roof lifespan assessment
• Slate roof inspection
• Timber window and door condition
• Foundation and ground floor assessment
• Chimney and fireplace condition