RICS Level 3 Building Survey in Egloskerry

Egloskerry’s housing stock speaks clearly of Cornwall's architectural heritage, and much of it was put up using traditional methods that differ markedly from modern building standards. Homes built before 1900 often have solid walls in local stone, granite, or rubble stone, sometimes finished with lime-based renders. They were usually built with lime mortar rather than cement, which helps moisture escape, but also means maintenance needs to be approached differently from a modern cavity-wall house. For buyers, that distinction matters, because something that looks like a defect in a newer property may simply be normal behaviour in a traditional Cornish farmhouse.

In the Egloskerry area, our inspectors regularly come across a familiar set of problems. Damp is high on the list, especially rising damp in older buildings without modern damp-proof courses, and penetrating damp where render has failed or been damaged. The local geology, with Devonian slate and sandstone in some places and pockets of clay soil in others, can add to moisture-related trouble, particularly where ground levels have altered or drainage around the building is poor. We also frequently identify timber defects, including woodworm infestation and both wet and dry rot, most often in properties with older timber-framed elements or where damp has been left untreated.

Roofs are another area that often needs close attention in Egloskerry properties. Many of the older houses here have traditional slate roofs, and although slate is durable, we still see slipped or cracked slates, failing lead flashing, and defects in gutters and downpipes. Cornwall's rainfall does the rest, so even a small weakness in the roof can allow water ingress and affect the internal fabric of the building. Our surveyors check all accessible roof areas carefully, including flat roofs, parapet walls, and any dormer windows present.

Because Egloskerry has properties from several different periods, many homes contain a mix of original features and later replacements. Windows, doors, plumbing, heating systems, and electrical installations can all date from different decades, so condition and remaining lifespan may vary widely within the same house. We assess the age and condition of all visible services and point out anything that appears to be beyond its expected service life or falls short of current regulations.

• Damp and moisture problems
• Timber decay and woodworm
• Roof covering defects
• Structural movement and cracking
• Render failures
• Foundation and subsidence concerns

Across Egloskerry, properties show how building techniques in Cornwall have changed over the last 2 centuries. The oldest homes, from the pre-1919 period, usually have solid wall construction in local stone such as granite or slate, often finished in lime-based renders that let the building breathe. Lime mortar was commonly used too, and it remains durable when maintained properly, but can deteriorate if later repointed with cement-based mortars that trap moisture. Our inspectors know these traditional methods well and can tell the difference between normal ageing and genuine defects that need attention.

By 1919 to 1945, construction in the area had begun to shift. Properties from that period often used brick or block with a range of render finishes, marking a transition in building technology. Cavity walls appeared more often during these years, although they did not become standard until later. Then came the post-war period from 1945 to 1980, when some infill development brought more standard construction methods, including early cavity wall construction and concrete tile roofs. Homes from this era can still show their age in original windows, doors, and service installations that are now beyond their expected lifespan.

From the 1980s onwards, newer homes in Egloskerry were generally built to modern standards, with cavity wall construction, brick or block external walls, and different render finishes. That does not mean they are free of defects. A Level 3 Survey is still valuable regardless of the property's age. Our surveyors assess every type of construction found locally, from centuries-old farmhouses to newly built houses, so we can give clear and accurate information about any property under consideration.

Structural movement and cracking are not unusual findings in Egloskerry, and our surveyors see them regularly. Some minor cracking in older buildings is perfectly normal, often linked to seasonal movement or long-term settlement. More pronounced patterns, though, can point to trouble with foundations or structural integrity. In the pockets of clay soils found across the area, properties may be more prone to subsidence in dry periods when the clay shrinks, or heave when it takes on moisture. Our inspectors are trained to separate cosmetic cracks from those that suggest serious structural concerns and need further investigation.

Render defects are another common issue locally, particularly on older properties where traditional render has weathered over time. Once render becomes cracked, spalling, or detached, water can get in and lead to internal damp problems as well as damage to the structure behind it. At times, failed render can also point to more fundamental problems in the wall itself, such as saturated masonry or structural movement. In our survey reports, we explain how severe the render defects are and set out the remedial approach we would recommend.

For lower-lying parts of Egloskerry, surface water flooding is a real consideration, especially near the River Ottery or in valleys where water gathers during heavy rainfall. The village is not directly on a major river, but we still check for signs of past flooding and look at how drainage performs around the property. Any flooding history or inadequate drainage is reported clearly so buyers can judge the property's suitability with proper information in hand. Where there is a history of surface water flooding, there may also be associated damp or structural issues that need attention.

Egloskerry is not one of Cornwall’s primary historic mining areas for tin or copper, but there has been localized quarrying for building stone in the wider area. Any related ground instability tends to be site-specific. We note signs of ground movement or unusual settlement patterns where they appear, as these can indicate an underlying problem. Properties in the surrounding region need to be judged individually, and our inspection will highlight anything that may justify further investigation by a structural engineer.