RICS Level 3 Building Survey in St Cleer

St Cleer’s mining past, and its position beside Bodmin Moor, can have a real bearing on how a property stands up. In our RICS Level 3 surveys, we look closely for issues that turn up in this part of Cornwall, including possible mining subsidence linked to the old Caradon Hill workings, the use of traditional granite and cob, and concerns tied to the local geology. Homes here range from centuries-old farmhouses to newer schemes such as the Well Lane development of 26 new timber-frame homes, so a detailed survey is the best way to pin down exactly what you are buying.

Across St Cleer, the underlying geology is largely granite from the Permian period, which often means solid ground conditions. That said, the area’s long mining history complicates matters, because disused shafts and former workings can still create instability below ground. We assess the likely effect of that historic activity and, where needed, advise on further checks. This matters especially in the village centre, and for properties looking towards Caradon Hill, where mining remains are still plain to see.

Homes in St Cleer often show the traditional building methods seen across Cornwall, with locally quarried granite walls and slate roofs. Those materials need experienced inspection, not guesswork. We know how granite structures age, how moisture moves through them, and why traditional lime mortar pointing behaves very differently from later cement repairs that can trap damp and lead to trouble. We also inspect for mundic decay, a Cornwall-specific defect found in concrete blockwork dating from the early 1900s to 1950s where mining waste was used in the mix.

Water can be part of the picture here as well. With Siblyback Reservoir nearby, and the River Fowey and River Tiddy both rising on Bodmin Moor, some properties in the parish may face surface water flooding or riverine flooding. We check drainage around the building and record any evidence of earlier water ingress, especially in lower-lying spots close to watercourses. The local mix of granite, peat deposits and blockfields of granite boulders also gives the ground its own character, and that needs an informed eye.

• Mining subsidence assessment
• Traditional construction evaluation
• Damp and condensation investigation
• Mundic decay screening
• Roof and structural element inspection
• Drainage and site boundary review
• Flood risk assessment

St Cleer has deep architectural interest, shaped in large part by the Cornish mining boom of the 19th century. The Grade I listed Church of St Clarus, dating from around 800 AD with later additions, is a strong example of local granite workmanship, while the Grade I listed Holy Well speaks to the site’s long-standing importance. Many houses in the parish sit in older age brackets and were built with traditional methods that are very different from modern construction. Today, the parish population is 3,261, and a good number of those residents live in older properties that benefit from specialist assessment.

For listed buildings, a RICS Level 3 Survey is often the sensible choice. These properties need careful assessment because unsuitable modern repairs can do lasting harm. We understand the need to preserve breathable traditional construction, using lime-based materials rather than cement renders that can lock in moisture and damage the building fabric. Our advice is grounded in listed property ownership in Cornwall, and we can also explain the need for the right consents from Cornwall Council before works begin.

Well Lane has brought a newer type of housing into the parish, with 26 new homes that include affordable rent and shared ownership units delivered by Coastline Housing and EBC Partnerships. Even so, newer construction is not exempt from problems. A Level 3 survey can still pick up construction defects, concerns about building regulations compliance, and issues with overall build quality. That matters in timber-frame homes in particular, where faults are not always obvious at first glance.

St Cleer also includes notable Grade II* listed buildings, among them Treverbyn Bridge, rebuilt in 1412 and widened in the 18th century, and the Bible Christian Chapel. Together they underline the parish’s architectural significance, and they also show why property here often calls for the depth of inspection that only a Level 3 survey provides. If we are looking at a cottage near the village centre or a house on the moorland edge, that historic backdrop shapes how we approach the inspection.

• Grade I and Grade II* listed properties
• Pre-1900 granite cottages
• Modern new-build developments
• Extended or renovated properties
• Properties showing visible defects
• Properties in former mining areas