RICS Level 3 Building Survey in Morwenstow

Morwenstow’s average property price sits at £561,425, with detached homes averaging £432,500 and semi-detached properties at £585,000. At those levels, a RICS Level 3 Survey is not a box-ticking exercise, it is part of buying sensibly. The parish’s rural coastal appeal helps explain the premium, but hidden defects can be expensive to sort out. Prices have risen 31% in the last year, and even now buyers can still find homes at around 7% below the 2022 peak of £601,000.

Across Morwenstow, the housing stock reaches back through the centuries, from medieval manor houses such as Tonacombe Manor, Grade I listed and built in the early 16th century, to Victorian and Edwardian farmsteads now used as homes. It is a lovely mix, though one that carries very different risks from one building to the next, which is why a detailed structural survey matters. The Church of St Morwenna and St John the Baptist, Grade I listed with some Norman remains, and The Old Vicarage, Grade II* listed and built in 1837 for Reverend R. S. Hawker, show the age and character of the area well. The Coombe Valley, in particular, has a notable cluster of historic buildings using traditional Cornish methods.

Set high on cliffs with wide views, Morwenstow brings its own set of property issues. Coastal erosion, salt air and harsh weather can all speed up the breakdown of building materials, especially on exposed elevations. Our surveyors keep those conditions in mind and pay close attention to roof coverings, external render and structural elements affected by the marine environment. Hawker's Hut, a Grade II listed building made from driftwood and timber recovered from shipwrecks, with a distinctive turf roof, is a good reminder of how unusual coastal construction here can be.

• High-value properties requiring detailed assessment
• Older construction with potential hidden defects
• Coastal exposure affecting building materials
• Listed buildings requiring specialist knowledge

Morwenstow properties often come with the same set of recurring problems, and our RICS Level 3 Survey is designed to catch them early. Because so much of the housing stock is old, timber decay, including rot and woodworm, turns up regularly. Traditional Cornish buildings often use oak and elm timbers that are durable enough, but moisture ingress can still lead to fungal decay. Our surveyors are trained to spot the early signs, even when they are hidden behind plaster or flooring. Where it helps, we use moisture meters and probe timber to judge how far the issue has spread.

Render on many traditional properties around Morwenstow can also be vulnerable to damp penetration, especially in exposed coastal spots. Salt-laden air speeds up the breakdown of porous render, and winter freeze-thaw cycles can leave the surface looking tired and broken. We assess render carefully, noting cracks, delamination and signs of moisture ingress that may point to something deeper. In worse cases, failed render can let water reach the walling behind it.

Wall tie corrosion is another major concern in houses built between the 1920s and 1980s, when steel ties were commonly used in cavity walls. In a coastal parish like Morwenstow, the salt air can speed up corrosion and create structural problems if no one checks it. Our Level 3 Survey looks for signs such as bulging, cracking and mortar degradation on external walls. If we spot concerns, the report will recommend specialist inspection. That matters even more where cavity wall insulation has been installed, as it can sometimes worsen tie corrosion issues.

Because Morwenstow is rural and many homes are older, we also look closely at septic tank and drainage arrangements, which may not meet current regulations. We note where fuel oil tanks are sited, since off-gas properties often rely on them, and we check for any sign of contamination or poor containment. These are practical matters, but they can turn into sizeable costs for a buyer.

Morwenstow is still a rural parish with limited new build activity, although planning applications show some ongoing residential interest. A phased residential development of four dwellings at Land West of Woodridge, Woolley (EX23 9PL) has been approved, which adds a modest amount to the local stock. There was also an application for Permission in Principle for the construction of five dwellings within the parish under consideration. For buyers looking for newer homes, those schemes offer an alternative to the mainly period housing stock.

Where a property has been recently built or substantially renovated, our Level 3 Survey can check workmanship and pick up any building regulation compliance issues. We look for materials and installations that meet current standards and for extensions or alterations that seem properly carried out. As there are only limited larger development sites in Morwenstow, many purchases involve barn conversions or other agricultural buildings, and those bring their own concerns, including possible contamination from former agricultural use.

The parish’s agricultural background means some homes began life as barns, shippons or other farm buildings. Those conversions can throw up unusual problems, especially where original structural elements were designed for agricultural rather than domestic use. Our surveyors have experience with converted buildings and can identify where original features need attention or where insulation and ventilation fall short of modern living standards.