RICS Level 3 Building Survey in Craster

Craster poses some particular problems for property buyers, which is why a Level 3 Survey is so useful here. Much of the village’s building history comes from local Craster Whinstone, a hard dark basalt that gives homes their rather sombre look. It is striking stuff, but it needs a trained eye, because faults in this stone can be easy to miss at first glance. As a volcanic material, it behaves differently from sandstone or brick, and our surveyors know the defects that tend to show up in whinstone construction.

Most homes in Craster, and across the NE66 3ST postcode area, date from before 1919, with plenty showing medieval and Georgian touches. Craster Tower, a Grade II* listed 14th-century pele tower, is a good example of the age and construction complexity found locally. Buildings of this period often carry damp, timber decay, and structural movement built up over many decades of occupation. Our inspectors have long experience with these traditional properties and can tell the difference between old settlement and a live structural problem.

Craster’s coastal setting brings its own set of concerns. Homes here can face flood risk from the sea and from surface water run-off, especially given the local geology and the Northumberland coastline’s tendency to erode. The Northumbria River Basin District, which includes Craster, is exposed to river, surface water, and coastal flooding, with over 39,000 people at risk from rivers and the sea across the wider district. Drainage, retaining structures, and flood resilience all form part of every survey we carry out.

Some Craster properties are listed, or sit within the proposed conservation area, so planning controls can matter as much as the fabric of the building. Craster and Dunstan were looked at for conservation area designation in 2021, and the appraisal singled out the historic harbour and its link with Craster Tower as especially important. Our surveyors understand those limits and can talk through what they mean for any renovation work you have in mind.

• Traditional stone construction
• Pre-1900 period properties
• Coastal flood exposure
• Listed building considerations
• Conservation area status

Traditional Northumberland coastal architecture is very much on display in Craster. The main building material is Craster Whinstone, a hard blue-grey basalt of volcanic origin that is durable, but needs specialist knowledge to judge properly. Sandstone is used widely too, especially in grander buildings such as Craster Tower, where the Georgian South wing is faced in local whinstone, with sandstone used for the rest of the house. Roofs are usually finished in blue or heather slate, or red pantile tiles, and windows often have decorative stone surrounds.

The geology here makes structural assessment especially interesting. Craster sits on the Whin Sill, a major igneous intrusion that creates the dramatic coastal cliffs seen from the village. That bedrock usually gives stable foundations, although superficial deposits can change quite a lot over short distances. Our surveyors look carefully at drainage patterns and ground conditions, since clay-rich deposits in some places can have shrink-swell potential as moisture levels change through the seasons, even though the overall risk in Craster is generally low to medium because basalt and sandstone dominate.

Craster Tower and Dunstan Hall, with their historic pele towers, are a particularly specialist form of construction. These fortified buildings have extremely thick walls and often vaulted basements, so they need a structural eye from surveyors who know traditional vernacular architecture well. Their age, the materials used, and the coastal exposure all mean that even small defects can become serious if they are left alone. Former industrial buildings, including the traditional smokehouses that are part of Craster’s economic past, also need specialist assessment.

Getting the age of the property right matters when setting the scope of a survey. Across Northumberland as a whole, the median construction year is 1981, but Craster’s historic core contains many homes built before the 1940s, and Craster Tower goes back to the 14th century. The village’s housing stock is largely stone-built cottages, often terraced or semi-detached, reflecting its fishing heritage. We adjust our inspection approach to suit, because older buildings need a more detailed look.

• Craster Whinstone walls
• Sandstone features
• Slate and pantile roofs
• Thick solid walls
• Traditional lime mortar pointing

From our work on properties across Craster, a few issues come up again and again. Dampness is one of the most common, especially in traditional solid-walled homes where modern damp-proof courses may be missing or no longer working properly. Coastal exposure speeds up moisture ingress, and homes with poor ventilation can develop condensation that leads to timber decay. Our inspectors use professional equipment to check damp levels and identify the causes, rather than just noting that moisture is present.

Older Craster homes often show structural movement. Some settlement is normal in age properties, but our surveyors look at whether movement is active and whether earlier repairs have been done properly. Cracks in stone walls need careful judgement, so we can separate minor cosmetic issues from structural defects that may affect stability. We pay close attention to lime mortar pointing, because repointing with cement mortar can trap moisture and cause stone faces to spall in freeze-thaw cycles.

Roof condition is a major point of focus in this climate. Slipped tiles, failing pointing, and damaged flashing all let water in, and that can lead to damage in rafters, insulation, and internal finishes. Where access allows, our surveyors inspect roofs from inside and outside, and give a clear view of condition and remaining lifespan. The slate and pantile roofs common in Craster can last for very different lengths of time, depending on their original quality and exposure to coastal weather.

Older properties often need electrical and heating systems brought up to current standards. Many traditional Craster homes still have original wiring that may not meet modern regulations, and heating systems can rely on older technology that is inefficient, or even unsafe. Our survey covers those services and gives clear recommendations where improvements are needed. Because the housing stock is so old, we also look for legacy materials such as asbestos-containing materials or lead water pipes.

• Rising and penetrating damp
• Timber rot and woodworm
• Roof defects and leaks
• Structural cracking
• Outdated electrical systems
• Inadequate insulation