RICS Level 3 Building Survey in St. Erme

Our RICS Level 3 Survey, sometimes called a Building Survey, is the most detailed inspection we offer. It is particularly well suited to older properties, unusual construction, or homes that may need significant renovation. We inspect the whole structure in depth, including walls, floors, ceilings, roofs and foundations. Compared with simpler surveys, Level 3 gives much fuller analysis of construction materials, building methods and defects that may not be obvious at a casual viewing. We also photograph all significant findings and use clear ratings so you can see how serious any issues are.

In St. Erme, properties run from traditional Cornish cottages built in the early 20th century through to modern homes on newer developments, so we adjust our inspection to fit the building in front of us. We look closely at roof structures and check slate tiles for damage or deterioration, a common issue in older Cornish homes. We examine walls for damp or structural movement, which matters even more where solid wall construction has no cavity insulation. We also assess floors and joists, review the condition of windows, doors and joinery, and inspect any outbuildings, garages or boundaries included with the property.

Cornwall’s mining past still matters when we survey, and although St. Erme itself is not directly over the main mining areas, the wider regional geology means we stay alert to signs of ground movement or subsidence. We look for cracking patterns that may point to settlement, check drainage to see whether water is being directed away from the foundations, and assess retaining walls or garden structures that could be affected by local ground conditions.

Our report does more than list defects. We set out practical recommendations on what to do about the issues we find. In St. Erme, that is especially useful because the housing stock ranges from bungalows with slate roofs to more modern homes. Each part of the property is given a clear rating, so you can prioritise repairs and get a better sense of the real cost of ownership before committing to the purchase. Where it is relevant, we also comment on renovation options and what changes may be possible if works are being planned.

• Complete structural inspection
• Detailed defect analysis
• Damp and timber assessment
• Roof and chimney evaluation
• Electrical and plumbing observation
• Boundary and outbuilding inspection

Close proximity to Truro makes St. Erme attractive to commuters and families, and the village itself has useful day-to-day amenities including a village store, community centre and primary school. Housing growth has been steady, with the new 80-home development at Trispen marking a notable expansion in the parish. That leaves buyers looking at two quite different markets. Established homes and new-build properties come with different points to consider. A newer house may offer modern construction and warranties but still have snagging issues, while an older one may offer more character but usually asks more of you in maintenance.

Stone, white render and slate are all typical St. Erme building materials, as the St. Erme Village Design Statement reflects, and they generally suit the local climate well. Even so, they do need upkeep. Slate can deteriorate on roofs, render can crack as a result of settlement, and stonework can weather over time. Our surveyors are used to assessing these traditional forms of construction and can spot issues that are easy to miss without experience. We inspect roof slates, check render for cracking or damp, and consider the overall structural condition of traditional Cornish buildings.

Anyone looking near the village centre, or in parts of St. Erme with older housing, should bear in mind that listed buildings such as Truthan Manor point to a wider pattern of heritage protections in the area. Listed status can limit the changes that may be made, and our survey can highlight possible compliance concerns or signs that earlier works may not have had the right approval. The St. Erme Parish Council is also a statutory consultee on planning decisions, helping new development sit comfortably with local character, and that can be relevant when deciding whether to buy in the area.

St. Erme has a broad spread of property types, from modern bungalows to traditional cottages, so we usually recommend a Level 3 Survey wherever a significant investment is involved. It becomes even more important if renovation or extension is planned, because any future work depends on understanding the existing construction properly. Our report gives you the level of detail needed to make informed decisions before the purchase goes ahead.

• Check roof condition and slate tiles
• Inspect render and stonework for cracks
• Assess drainage and damp proof courses
• Evaluate windows and joinery condition
• Check for signs of subsidence or movement
• Review any extensions or alterations