RICS Level 3 Building Survey in Probus

RICS Level 3 Building Survey sits at the top end of property inspections. Compared with the lighter Level 2 survey, this detailed assessment looks at every accessible part of the home in depth. Our inspectors review walls, floors, ceilings, roofs and foundations, then set out clear comments on any defects they find.

That level of scrutiny is especially useful in Probus and the nearby Cornish villages. The local stock mixes older homes with newer builds, and each brings its own points to watch. We know the construction methods used across this part of Cornwall, so we can spot problems often seen here, from damp penetration in period cottages to possible subsidence in homes built on clay soils.

You get a report with a simple condition rating system, moving from "urgent" defects that need attention straight away to "notable" items that should be kept under review. Every defect is explained in detail, supported by photographs and practical repair advice. That makes it easier to plan for works and, if serious issues turn up, to talk to the seller about price.

Special attention goes to features common in Cornish houses, such as granite-faced walls in older cottages, slate roofing tiles found across the region, and traditional render systems that can struggle in the coastal climate. We also look at any septic tanks or private drainage systems, which are often present in Probus because of its rural setting.

• Structural walls and foundations
• Roof structure and covering
• Damp and timber condition
• Windows and doors
• Chimneys and flues
• Extensions and alterations
• Drainage systems
• Garage and outbuildings

Homes in the Probus area bring a few inspection challenges that we know well. The local housing stock runs from historic cottages to newer residential developments, and each needs a careful look. Time after time, we find issues shaped by the geology and weather in this part of Cornwall.

Clay soils are a regular concern. They can shrink and swell as moisture levels change, which puts stress on the structure. Our inspectors check the foundations closely for movement or cracking that could point to subsidence or heave. Trees nearby, or changes to landscaping around the property, can make that more relevant still.

Cornwall’s coastal weather can be hard on a building, with wind, rain and salt-laden air all speeding up wear to external parts. We inspect roof coverings for storm damage, make sure gutters and drainage are working as they should, and check render and outer walls for penetrating damp. Properties in the village centre may also sit within conservation areas, so we consider any alterations that could affect listed building status.

In the Probus area, many properties depend on private septic tanks rather than mains drainage. Where we can access them, our inspection includes a visual check of those systems, along with notes on their condition and any obvious defects. If something looks amiss, we can suggest a specialist follow-up, because a failed septic tank can bring a sizeable and unexpected bill.

Your RICS Level 3 Building Survey report follows a set structure, so it is easy to read and act on. It starts with a property summary that sets out the inspection scope and any limits encountered. The main report then works through each element, from the roof down to the foundations, and every section carries a condition rating.

The condition rating system runs from "1 - Good" through to "4 - Urgent Repair", giving you a quick read on how serious each issue is. Our surveyors place clear photographs beside their findings, so you can see exactly what was observed. Each defect is then explained, with its cause, what it means for the property and the next steps we recommend.

In Probus, our inspectors focus on the issues we see most often across Cornwall. That means looking closely at roof condition in light of the local weather exposure, checking for damp in older homes, reviewing septic tanks and drainage in rural properties, and identifying any clay shrink-swell soil problems that might affect foundations in certain areas.

There is also a summary section that picks out the most important findings, which makes it easy to see any urgent issues needing immediate attention. That part is useful when we talk through the property with your solicitor or mortgage lender, because it gives a clear overview of any concerns that could affect the transaction or prompt further specialist investigation.

• Condition ratings for each element
• Detailed defect descriptions
• Practical remediation recommendations
• Associated repair cost guidance
• Photographs of all significant findings
• Clear summary of urgent issues

We bring extensive experience of inspecting homes across Probus and the wider Cornwall area. The region has its own set of challenges, from coastal weather exposure to the construction methods found in traditional Cornish buildings. That local knowledge lets us give assessments that are directly relevant to properties in your area.

Homes in and around Probus often show features that are distinctly Cornish, including granite construction in some older buildings, slate roofing and traditional render systems. Our inspectors know how to assess these details and can tell the difference between ordinary wear and tear and problems that need attention.

Property values in the Probus area have moved around quite a bit, with prices down around 15% from their 2023 peak. In that setting, a detailed survey becomes even more useful, because it helps you judge whether the home offers genuine value and whether hidden defects could affect its long-term worth or lead to heavy repair costs.

We have inspected properties all over the area, from the village centre to the outlying hamlets, so we understand how location can shape condition. Homes near the River Fal, or in places with higher water tables, may face different issues from those on higher ground, and our local knowledge helps us pick up those concerns during the inspection.