RICS Level 3 Building Survey St. Breward

In St. Breward, our RICS Level 3 survey is much more than a basic condition report. We carry out a thorough visual inspection of all accessible parts of the property, including the roof space where we can often gain access, along with the exterior walls, foundations and internal rooms. Our surveyors work through the structure methodically, looking for defects, decay and damage that might affect integrity or value. We assess walls, floors, ceilings, doors and windows, and record any movement, dampness or deterioration we find during the inspection.

For a St. Breward property, the report we prepare sets out detailed findings on the main building elements, from roofing materials and chimney stacks through to the damp proof course and drainage systems. We explain any defects clearly, including the likely cause, how urgent any repair is, and where further investigation may be needed. In St. Breward, where traditional granite and stone construction is common, we pay close attention to pointing, signs of movement in stonework, and the condition of any timber elements in roofs and floors.

Surveying in St. Breward calls for a good grasp of the construction issues found across Cornwall. Our surveyors know traditional Cornish building methods well, including the use of local granite, slaty mudstones and sandstones that characterise homes in this area. We understand how these materials weather over time and what matters when judging their condition. We also factor in the moorland setting, especially drainage and the risk of moisture penetration in older properties.

In Cornwall, one issue we always keep in mind is the possibility of mundic block construction. Concrete blocks made with mining waste can deteriorate and lead to structural trouble. It is not something specific to St. Breward, but our surveyors are trained to spot non-standard construction that could affect a property's structural integrity. We also inspect timber elements carefully for rot and insect infestation, both of which can weaken structural members in older buildings.

• Comprehensive structural assessment
• Detailed defect analysis
• Condition ratings for all elements
• Repair recommendations and priorities
• Advice on further investigations
• Market value opinion

St. Breward's property market has its own quirks, which is one reason a RICS Level 3 survey can be so useful. House prices have seen significant movement in recent years, so knowing the real condition of a place before you buy matters. The average property price here is around £252,000, though that figure spans everything from terraced cottages to larger detached homes. A detailed survey helps you judge whether the property fits your needs and whether unexpected repair costs may be waiting.

Because St. Breward sits on Bodmin Moor, many homes here are exposed to issues linked to that moorland setting. The local geology, with granite outcrops and peat deposits, can influence ground conditions and drainage. Some properties stand in spots where drainage is poor, bringing possible dampness or water management problems with it. We look carefully for signs of dampness, condensation and drainage defects that could affect condition over time.

Much of the housing stock in St. Breward is historic, and that often means a property has been altered or repaired more than once over the years. Some work may have been done to a high standard with suitable traditional materials. Some may not. Where modern materials have been used in ways that do not suit traditional construction, problems such as trapped moisture and faster decay can follow. Our survey highlights those issues and gives you the detail you need to deal with them, either through the seller or through later renovation plans of your own.

St. Breward also has a long history of granite quarrying, with over 25 quarries in the area over the centuries, though only De Lank Quarry remains active. Because of that, our surveyors consider any localised ground stability concerns that could arise from historic quarrying activity. Granite quarrying is different from metal mining, but old workings can still create localised ground stability risks in some locations. We take that into account when inspecting foundations and external walls.