RICS Level 3 Building Survey in Marhamchurch

Across Marhamchurch, most homes sit within the EX23 0HG postcode area, and the prevailing type is the period house dating from 1800 to 1911. Those older buildings bring plenty of character, but they also call for a closer look because of their age and the traditional ways they were built. Our surveyors know the faults that tend to come with them, from ageing roof structures with original slate coverings that may now be beyond their serviceable life, to long-running damp linked to outdated damp-proof courses, and the slow breakdown of materials such as lime mortar pointing over decades.

Traditional Cornish stone is a familiar sight in Marhamchurch, and it gives our surveyors a particular set of things to check. These natural stone walls were usually built without modern damp-proof membranes, so rising damp can be a problem, especially where a property has solid floors rather than suspended timber. We inspect the walls carefully for salt efflorescence, failing mortar joints, and any movement that could point to trouble at foundation level.

Considering a listed home, perhaps the Grade II Listed building on Pinch Hill? Our survey sets out the condition of the property while taking proper account of its historic status. Any limits on repairs or alterations matter if renovation is part of the plan. Even where a house is not listed, the age of much of the local housing means historic character is common, and that needs informed assessment. We can spot where original features have been changed and highlight possible issues with current building regulations.

Market conditions in Cornwall are giving buyers a little more room than before. With a 13% drop in transactions and around 7,100 property sales across the county over the last twelve months, sellers may be more open to a price discussion. Our report gives you something solid to work from when asking for repairs, price reductions, or financial credits for defects that have been identified.

Our surveyors carry out a close visual inspection of every accessible part of the property, including the roof structure, chimneys, walls, floors, doors, and windows. We look at the condition of the materials used and note any signs of movement, water ingress, or general deterioration. In Marhamchurch, where many homes are period properties built between 1800 and 1911 according to postcode data, that level of detail is especially useful.

Plumbing, visible electrical wiring, heating installations, drainage, we cover the main building systems as part of the survey. We assess their general condition and point out anything that needs a specialist follow-up. Outside, we also inspect the grounds, boundaries, trees close to the structure, and other factors that could affect the building itself. In rural Marhamchurch, where homes often come with larger plots, we pay close attention to drainage routes and trees that may have an effect on foundations.

Extensions and later alterations get careful attention too. Period properties across Cornwall have often been added to over the years, not always to the same standard. Our surveyors check the junctions between newer work and the original building, watching for differential movement or water penetration where the two meet. We also review whether the right permissions were obtained, as that can matter when you come to sell in future.

Once the inspection is done, we put together a detailed report with our findings, photographs, and recommendations. Issues are grouped by severity, from urgent structural problems to smaller maintenance points. You get clear advice on repairs and on any further investigations that are needed, which can help with negotiations or with planning a realistic renovation budget.

• Roof structure and covering
• Wall construction and condition
• Foundation and structural elements
• Damp and timber decay
• Plumbing and drainage
• Electrical systems (visual inspection)
• Windows and doors
• Extensions and alterations

Older homes in Marhamchurch and the wider north Cornwall area tend to repeat certain defects, and traditional lime mortar pointing is one we see regularly. Unlike cement-based mortars, lime mortar lets the building breathe, but it does need upkeep. As it erodes over time, water can get in, and that can then affect internal plaster and timber elements.

The roof is another regular source of concern in older Cornish houses. Many period homes still retain original coverings, or early replacements, in natural slate or clay tiles. Those materials can last well, but the fixings and the timbers beneath them do not last forever. Our inspectors examine the roof void closely for timber rot, signs of past or present leaks, and the state of ridge tiles and flashing details.

Marhamchurch may sit a few miles inland, but Cornwall's coastal climate still makes itself felt. Prevailing winds and the occasional salt-laden air can speed up corrosion in metal components and wear away external finishes sooner than expected. We look for the tell-tale signs, including rust staining from original ironwork, failing render, and salt crystallisation on exposed stonework.

Solid floors, often found in properties built before the 1960s, can hide problems from view. They were commonly formed with flags, bricks, or concrete laid over compacted earth or hardcore. With time, those floors may settle unevenly or allow damp to rise from the ground below. Our inspectors check their condition and record any notable unevenness or damp-related signs that need attention.

On the day of the RICS Level 3 Survey in Marhamchurch, our surveyor arrives at the agreed time and starts with a short introduction for you and anyone else present. We explain how the inspection will run and which parts of the building we will be checking. From there, we move through the property methodically, beginning at the roof and working down through each floor to the foundations and the external areas.

Access matters. Our inspector will need to reach all accessible areas, including the roof space where there is a hatch, under-floor voids where they can be reached, and the land around the building. We recommend that the seller or agent arranges this in advance. Although we cannot shift furniture or stored belongings, we inspect around and behind them where possible. Any defects we find are photographed, creating a visual record for the final report.

Period properties in Marhamchurch do not always make inspection easy. Roof spaces can have restricted head height, and some cellars have very limited headroom. Our surveyors are used to working in all kinds of buildings and will make every reasonable effort to inspect the structure properly. If a particular area cannot be accessed, we state that clearly in the report and explain the effect on our assessment.

After the inspection, the surveyor will run through the initial points with you and draw attention to any significant issues found. That gives you an early picture of the property's condition before the written report arrives. The surveyor then returns to prepare the full report, which usually takes 3-5 working days depending on the property's complexity and the number of issues identified.