RICS Level 3 Building Survey in Maker-with-Rame

Maker-with-Rame has a housing stock that only a detailed RICS Level 3 Survey can really get to grips with. There is a strong concentration of listed buildings here, from the Grade II* Barrack Block at Maker Heights to the many Grade II homes along Fore Street, Market Street, and Armada Road in the historic villages of Kingsand and Cawsand. A lot of these older places were built using traditional Cornish methods, solid granite walls, lime mortar pointing, natural slate roofing, and they need experienced eyes on them.

We regularly come across defects that are tied to this coastal setting. Being so close to the sea leaves properties exposed to salt-laden air, high winds, and storm surge, which speeds up weathering. The issues we see most often include penetrating damp through porous stonework, corroded wall ties in older buildings, damaged or missing slate tiles, and rot in timber windows and doors. The 2021 census recorded a population of 917 in this area, and the notably aging demographic may have left some homes under-maintained for years.

The Rame Peninsula sits within an Area of Outstanding Natural Beauty, so planning rules can be tighter than many buyers expect. Plenty of properties are also within conservation areas, which means even modest repair work needs a careful look. Our Level 3 surveys assess any previous alterations and set out what may need listed building consent. Recent planning applications, including proposals on Maker Heights and a range of extensions to existing properties, show there is real development interest, so the regulatory backdrop matters.

Underfoot, the Rame Peninsula is shaped by granite formations typical of Cornwall, with clay-rich soils in some spots. That brings a shrink-swell risk, as clay expands in wet periods and contracts in dry spells, which can move foundations. Our inspectors check for the signs, diagonal cracking around windows and doors, doors that stick or no longer close properly, and uneven floor levels.

• Detailed structural assessment
• All construction types covered
• Listed building expertise
• Conservation area advice
• Granite and clay soil foundation assessment

Properties in Maker-with-Rame face a few area-specific structural risks, and our Level 3 surveys are set up to check them properly. Salt air and moisture are part of daily life here, and that speeds up the deterioration of mortar pointing, renders, and exposed timber. We often find signs of old water ingress in homes that look fine at first glance, especially where original lime-based renders have been covered with modern cement renders that hold moisture in. It is a familiar pattern in Cornish coastal properties, where owners have tried to modernise without understanding how traditional construction breathes.

The Rame Peninsula’s geology also brings clay-rich soil in certain locations, alongside the granite formations typical of Cornwall. The result is shrink-swell movement, where clay expands when it is wet and contracts in dry spells, which can disturb foundations. Our inspectors look closely at the structure for diagonal cracking around windows and doors, doors that do not close as they should, and uneven floors. Mature trees close to a property can make the problem worse, as their roots draw moisture from the ground and make the soil contract.

Over time, many homes here have been altered quite heavily, with Victorian and Edwardian extensions added to older cottages, and more recent loft conversions and extensions on top. A Level 3 survey follows those building phases and picks out any structural joins that may not be working well. We also check for proper tying between old and new work, damp proof courses where they should be present, and the condition of internal beams and columns that may have been added to carry later alterations. The historic Barrack Block at Maker Heights is a good example of the layered construction histories found across the area, with several phases of modification visible even in a major historic structure.

Drainage deserves close attention too. Homes on the Rame Peninsula often rely on older septic tanks or private drainage systems, and our surveys include a visual check of external drainage where it can be seen. If drainage is poor, water can gather around foundations, which makes any shrink-swell movement worse and may lead to long-term structural problems. We note the position of inspection chambers, the condition of drains visible at the surface, and any signs of leaks or blockages.

For some properties in Maker-with-Rame, coastal flooding is a real issue, especially those near the shoreline in Kingsand and Cawsand. Our survey covers visible flood risk indicators, including the property’s position in relation to the coast, any flood mitigation already in place, and signs of previous water damage. A full flood risk assessment still needs Environment Agency maps, but we will flag anything that needs a closer look before you complete your purchase.