RICS Level 3 Building Survey in Kingston

Kingston’s character comes from its historic properties, which stretch across several centuries. Many homes still have traditional thatched roofs, rendered rubble walls and original structural elements, all of which call for a surveyor who understands older construction. A RICS Level 3 Survey goes well beyond a basic visual check, examining the building fabric in detail so defects, future maintenance and hidden issues are picked up before they catch out buyers unfamiliar with historic homes.

There are a few local risks our inspectors look for in every report. Because the River Erme mouth and Bigbury Bay are so close, flood risk matters for some properties, especially those sitting lower down near the watercourse. Lime mortar, solid walls and timber frames also behave very differently from modern construction, so they need specialist eyes. We have seen modern renovations do real damage to historic fabric when the wrong materials were used.

With 55% of households in Kingston owning outright, plenty of homes here have been cared for over generations. Even so, older properties need regular upkeep, and our detailed survey will highlight any deferred work or issues that are not obvious to an untrained eye. We look beneath the surface and pick out problems that could cost thousands to fix later.

The village became a conservation area in 1985, and that has shaped the way many properties have been altered over the years. Our surveyors check whether previous owners obtained the right consents for any work, especially on listed buildings, where failing to secure Listed Building Consent can create serious legal and financial headaches for new owners.

• Traditional thatched cottages
• Period stone farmhouses
• Listed buildings
• Conservation area properties
• Older detached homes

We are used to assessing the different construction methods found across Kingston and the wider South Hams area. Traditional properties here were built with South Devon materials and techniques, and that local knowledge matters when judging the condition accurately. We have inspected homes across the area and understand how those materials behave over time, especially in the damp Devon climate.

Many Kingston properties have rendered rubble walls, often with exposed stonework on front elevations. These solid wall buildings do not behave like modern cavity walls, and their insulation and damp-proofing characteristics can be very different. Our survey checks the render, looks for signs of damp penetration and assesses the wall structure as a whole. We have seen many cases where unsuitable modern renders were applied to traditional walls, trapping moisture and causing trouble.

Thatched roofs are one of the village’s defining features, and they need specialist knowledge to assess properly. We look at the condition of the thatch itself, checking for wear, rodent activity and water penetration, then we assess the timber structure beneath. Older shingle roofs, which are found on some properties, are also reviewed for their remaining lifespan. Walkespool, with its shingle roof formerly thatched, shows just how varied the roofing materials in Kingston can be.

Kingston’s many listed buildings call for extra care during any survey. We understand the obligations that come with listed building ownership and will flag works that may need Listed Building Consent. If previous owners have altered a property without proper approval, that is something every buyer needs to know. The Church of St James the Less (Grade II*), Wonwell Court (Grade II*) and The Dolphin Inn (Grade II) all reflect the heritage value that makes Kingston so distinctive, and we know how to assess buildings of that significance.

The South Hams area is also home to greater horseshoe bats, which are found in parts of the district. The South Hams Special Area of Conservation (SAC) covers portions of the area, and planning applications that could affect these protected species need special assessment. It does not directly alter a building survey, but the ecological setting helps explain why some properties face development restrictions.

Surveying properties in Kingston and the South Hams area has shown us which problems turn up most often in local homes. That helps set expectations before the inspection and gives buyers a clearer idea of what to look out for. Over time, a few recurring themes have appeared again and again in our work across the village.

Damp is one of the issues we see most often, especially in older homes with solid walls. Rising damp can affect traditional wall construction where damp-proof courses have failed or were never installed in the first place. Penetrating damp is also common, either in thatched properties where the roof covering has started to fail or in rendered walls where the render has cracked. Our survey looks closely at damp-related problems and gives practical recommendations for fixing them.

Timber defects also come up regularly in Kingston properties. Woodworm can affect roof timbers and floorboards, while wet rot and dry rot can develop where ventilation is poor or damp has been left unchecked. We inspect accessible timber elements carefully for signs of infestation or decay. Many village homes still have original timber-framed windows and doors that may need maintenance or repair.

Roofing problems are especially relevant here because of the number of thatched and historic roofs in the village. Thatch needs regular maintenance and, in time, replacement, so we look closely for deterioration, moss growth and water penetration. Older slate and shingle roofs are examined too, with attention paid to their remaining lifespan and any slipped or damaged tiles. Chimneys and fireplaces are checked as well, since many original chimneys have been neglected.

Any property can move, but older buildings often show signs of settlement over time. We look for cracks in walls, especially around openings and at corners, and judge whether movement is active or historic. Local geology and soil conditions can affect foundations, so we also note any signs of subsidence or heave that may point to foundation issues.