RICS Level 3 Survey in St Gennys

A RICS Level 3 Survey, formerly called a Building Survey or Full Structural Survey, is the most detailed check of a property’s condition available through the RICS framework. Our inspectors visually assess all accessible areas of the home, from roof structure to walls, floors, doors and windows, and we pick up both obvious defects and less visible issues that a less experienced eye might miss. In St Gennys, where many homes are traditional buildings dating back to the 18th and 19th centuries, that level of scrutiny is especially useful for finding age-related wear and historical movement. We survey everything from modest terrace cottages to substantial detached farmhouses, and each property gets the same careful look.

Each report sets out a detailed view of construction and materials, with close attention paid to local building traditions. Cornwall homes often use local stone, slate roofing and traditional lime-based mortars, and our surveyors understand how these materials behave in the local climate. We check roof coverings, look for damp penetration that is common in coastal areas, assess the strength of load-bearing walls, and review any extensions or alterations carried out over the years. Granite intrusions and the Devonian sandstone geology beneath much of the parish can affect foundations, so our surveyors know how to spot the signs of movement or settlement that may point to deeper problems.

Our Level 3 Survey also covers the environmental factors that matter to St Gennys properties. Parts of the parish have flood resilience concerns, especially in valley locations and near the coast at Crackington Haven. Our inspectors note any sign of previous water ingress or damp-related problems, and we pay close attention to how surface water is managed through the character areas leading to the coast. Drainage is checked, surface water flow is reviewed, and we set out recommendations where improvements could help protect the property from moisture-related deterioration.

At no extra cost, the survey report includes market valuation and an insurance rebuild cost assessment, so you get a fuller view of the property’s financial picture. That matters in St Gennys, where values can differ sharply between traditional cottages and substantial farmhouses. The rebuild cost figure helps you arrange the right insurance cover, while the market valuation shows how the property sits against recent sales nearby, such as the detached houses at White Lodge that sold for £312,500 in 2024 or the farm buildings that have sold for substantially higher amounts.

• Complete visual inspection of all accessible areas
• Assessment of construction materials and their condition
• Identification of structural defects and movement
• Evaluation of roof, walls, floors, and foundations
• Analysis of damp, rot, and timber decay
• Review of extensions and alterations
• Recommendations for further specialist investigations
• Market valuation and insurance rebuild cost

Parts of St Gennys sit close to the coast, especially near Crackington Haven within the parish, and that brings its own property issues, which our surveyors are trained to spot. Salt-laden air can speed up the deterioration of certain materials, especially metals and mortar, so we pay close attention to external joinery, flashing and mortar pointing on coastal homes. We have seen many properties where fixings have corroded and external timber has decayed more quickly because of maritime exposure. The open nature of some locations also means roof coverings and rain water goods can wear faster than they do in more sheltered inland spots.

Tourism has a major influence on the local economy, with Crackington Haven increasingly popular and shaping the property market across the parish. Some homes are used as holiday lets or second homes, and that can affect both maintenance standards and general condition. Our surveyors can advise on the implications for upkeep, especially where a property has been occupied and heated only intermittently. We have seen homes where limited heating during vacant periods has led to damp problems that would be far less obvious in a house lived in all year.

The current Cornwall Local Plan includes a "Zero Housing Target" for the parish, so new build development is tightly restricted within the St Gennys area. As a result, the housing stock is mainly older, with many homes dating from the 18th and 19th centuries. Traditional construction using local materials is typical here, but it takes specialist knowledge to assess properly. Our surveyors understand those methods, can pick out both their strengths and their weak spots, and give you the detail needed to make a sound purchase decision.

From our experience of surveying homes across the St Gennys area, several recurring issues tend to crop up before purchase. Traditional Cornish cottages often suffer from penetrating damp because of the age of their original construction and the use of permeable lime-based mortars, which can let water in when properties sit in exposed positions. Our surveyors carefully check internal walls for damp staining, damaged plaster and timber decay that can point to ongoing moisture problems needing attention.

Roof condition is another regular concern here, especially on homes with traditional slate roofing. Many older St Gennys properties have natural slate that may have gone beyond its expected lifespan, leading to slipped tiles, damaged ridges and water penetration. Where roof spaces are accessible, we inspect them internally, checking rafters, battens and any sarking board for signs of past or current leakage. Because the coast is exposed, roof fixings and flashings can break down faster than they would in more sheltered places.

We also commonly identify structural movement in properties across the parish. The underlying geology, including granite and Devonian sandstone, can create variable ground conditions that lead to differential settlement in buildings. Our surveyors are trained to spot cracking in walls, doors and windows that no longer close properly, and floors that are uneven or sagging. Some movement may be historic and stable, and our reports make a clear distinction between acceptable age-related characteristics and problems that need further investigation or repair.

Traditional joinery, including windows, doors and external timber elements, often needs attention in St Gennys homes. Decay to window frames, sills and door frames is commonly found in properties of traditional construction, especially in exposed coastal positions where salt-laden air speeds up timber deterioration. Our survey reports set out the condition of all joinery elements and give specific recommendations for repair or replacement where needed.