RICS Level 3 Building Survey in St. Eval

Our Level 3 Survey is the fullest inspection available under RICS guidelines, set up for properties in St. Eval where the housing stock includes a mix of construction types and a few known headaches. We carry out a close visual check of every accessible part of the property, from roof space and sub-floor areas to walls, floors and ceilings. Our surveyors record every defect we find, even the minor ones, so you get a clear view of the property's present condition. We work through each room methodically, lifting accessible floorboards where it is safe to do so and using moisture meters to pick up damp in walls and floors.

Structural integrity is examined in detail, with load-bearing walls, foundations and roof structures checked for movement, decay or poor construction. In St. Eval, where we see everything from pre-1900 stone buildings to post-war prefabricated homes, that kind of assessment is especially useful. We also look at thermal performance, checking insulation levels and spotting places where heat loss may be denting energy efficiency. Junctions between walls and roofs get close attention too, as cold bridging is common in older properties.

Your written report normally runs to 30-40 pages and includes colour photographs, plain descriptions of every defect we have found, and clear advice on what may need further investigation or repair. We separate issues by severity, flagging urgent defects that need immediate attention and setting them apart from minor maintenance points. The report also includes a market valuation specific to St. Eval, drawing on our local knowledge and current data from the Cornish property market. Where defects are identified, we give estimated repair costs as well, so you have a realistic idea of the money needed to bring the property up to a good standard.

In St. Eval, our survey is shaped around the local construction problems we meet time and again. We check for issues linked to "Woolaway" construction bungalows, look at reconstructed prefabricated homes from the MOD period, and assess traditional stone buildings for movement or weathering. The north Cornish coast is close by too, so we factor in how marine exposure may be affecting the property. Our experience in the area means we know what to look for in homes that may have been shaped by the unusual history of the former RAF base.

• Full structural inspection of all visible elements
• Detailed defect reporting with colour photography
• Market valuation specific to St. Eval
• Assessment of renovation and repair costs
• Recommendations for specialist investigations
• Energy performance observations

St. Eval's housing landscape brings a set of issues that our surveyors deal with on every Level 3 inspection. Because the village grew out of RAF base accommodation, much of the stock began life as temporary prefabricated structures. Annington Homes reconstructed many of them in the late 1990s, but the original building method can still shape how these homes behave over the long term. Our surveyors understand the problems that can affect these reconstructed post-war houses, including possible defects in the original foundations and drainage systems that may fall short of modern standards.

Local geology matters too. St. Eval sits on Upper Palaeozoic rocks of Devonian age, with the Staddon Formation of pale brown sandstone beneath high ground south of the village. We do not have specific shrink-swell risk data for St. Eval, but properties here can still be affected by clay-related ground movement, especially where older drainage systems are involved. Our surveyors check walls for cracks that might point to subsidence or heave, and we assess the drainage around the perimeter of the property.

Within five miles of Mawgan Porth, properties near the north Cornish coast face extra pressures from marine exposure. Salt-laden air can speed up weathering on external finishes and metalwork, while coastal weather patterns may wear roof coverings and external joinery down faster. Our surveyors take those coastal factors into account when inspecting properties in the St. Eval area. Roof tiles, render and timber windows get particular scrutiny, because they are often the first parts to show signs of coastal weathering.

We also look at the area's mining past. Carnewas Mine, which worked lead, copper, iron and antimony, stood on the cliff edge west of Carnewas farm in St. Eval before it was abandoned in 1863. There is no visible trace of those workings now, but old mining activity can leave a long-term subsidence risk that our surveyors still consider. We check the ground around properties for any signs of previous mining activity or ground instability.

• Non-standard construction identification
• Assessment of former RAF site properties
• Coastal exposure evaluation
• Traditional stone building inspection
• Foundation and ground movement analysis
• Thermal performance review

Any property in St. Eval built before 1900 should ideally have a Level 3 Survey, because age-related issues are common in older buildings. Traditional Cornish properties made from local stone or granite can look solid, yet still hide defects in lime mortar pointing, load-bearing walls or roof structures. The village's 13th-century parish church shows how long settlement has been here, and many historic buildings across St. Eval use similar methods of construction. These homes often need the deeper structural assessment that only a Level 3 Survey provides, as the chance of hidden defects is much higher than in modern properties.

Non-standard construction needs extra care in any survey. The "Woolaway" construction bungalows found in St. Eval are a clear example, and they can create problems for mortgage lenders and may suit cash buyers better. Our surveyors know how to identify these building methods and can explain what they mean for your purchase. We look at the features that set these homes apart and give you clear advice on any remedial work that might be needed. If a mortgage is involved, we can also talk through whether the construction is likely to be acceptable to lenders.

The former RAF St Eval site is another part of the story that calls for careful surveying. Much of the village was acquired by compulsory purchase in 1938 for the airfield, with many original buildings demolished and replaced by post-war prefabricated housing. While many were reconstructed in the 1990s, the site history means some properties may still have foundations or drainage systems that differ from standard construction. Our Level 3 Survey looks at those factors and gives suitable advice on any effect they may have on your purchase. We also watch for signs that the original temporary construction method is still shaping how the property performs.

For a listed building in or near St. Eval, a Level 3 Survey is essential. Listed properties often contain historic fabric that needs specialist assessment, and alterations carried out over the years may not meet current building regulations. Our surveyors can identify those issues and explain what they mean for the way you plan to use the property. We understand that Listed Building Consent is often needed for certain works, and we can advise on whether any alterations we note may need retrospective approval.

Homes at New Church Town and other new build developments in St. Eval also gain from a Level 3 Survey, even though they are relatively recent. New properties can still have defects in construction or finishes, and a full report helps you see exactly what you are buying. A Level 3 Survey can pick up snagging issues that builders should deal with before completion, which may save you a fair bit in remedial costs. For new build properties, we recommend arranging the survey as close to completion as possible, so any issues that have appeared during the final fix stage are caught.

• Pre-1900 traditional properties
• Non-standard construction homes
• Former RAF site properties
• Properties near the coast
• Listed buildings
• Properties with significant alterations
• New build properties