RICS Level 3 Building Survey St Just

Across St Just, a large share of the housing stock is made up of historic granite cottages, many of them dating from the tin mining era. These are characterful homes, but they also bring construction issues that our inspectors know well. Solid granite walls, traditional lime mortar pointing and historic roof structures all need the right kind of assessment. Our team has surveyed hundreds of properties across West Penwith, so we know the local building methods inside out.

In West Cornwall, a Level 3 survey needs to account for more than ordinary wear and tear. Our surveys cover the risk of mining-related subsidence linked to the area's long tin mining history. St Just was once a major mining centre in West Penwith, and our inspectors know what to look for when signs of ground movement or structural stress may point to old workings beneath a property. In spots such as Higher Boscastle, or near the old mine engine houses, we look especially closely at foundations and at any unusual patterns of settlement.

St Just's position as Britain's most westerly town brings another issue, coastal exposure. Salt-laden air and hard weather can take a steady toll on buildings here. We check how the marine environment has affected materials over time, including corroded fixings, salt crystallization in masonry and decay to external joinery. Homes along coastal footpaths, and properties visible from Cape Cornwall, often show faster weathering, and our inspectors record that in detail.

Ground conditions in West Penwith are not uniform, and the geology matters. Around St Just, granite bedrock can leave one site with deeper soils over weathered rock and another with only a shallow substrate. Our surveyors look at how those conditions may affect foundations. We also inspect drainage around the building, because badly directed surface water can saturate ground soils and lead to movement in older structures.

Some properties in St Just sit within, or close to, conservation areas. That can mean alterations and repairs need listed building consent. As part of our survey, we note where works appear to have been carried out without the right permissions, and we flag this for buyers to check with the local planning authority before they complete a purchase.

• Mining subsidence assessment
• Damp and condensation analysis
• Structural movement evaluation
• Historic fabric condition
• Roof and chimney condition
• Drainage and foundation inspection

Damp is one of the defects we see most often in St Just. Rising damp is common in solid stone walls where the original damp-proof course is missing or no longer effective. Penetrating damp also appears regularly, especially on west-facing elevations exposed to the full force of Atlantic weather and driving rain. We often find granite walls that have been repointed in cement-based mortars, and in those cases moisture can end up trapped behind the pointing, leaving the wall core saturated and damaging internal plaster and finishes.

Older granite cottages also raise regular concerns with timber. Floor joists, ceiling timbers and roof rafters may suffer from woodworm or wet rot, particularly where ventilation has been poor or where there has been water ingress in the past. Our surveyors use moisture meters and probe testing where appropriate to judge the extent of any decay. In some homes, original oak beams have been cut or notched during earlier alterations, reducing their structural capacity.

Changes made over generations are very common in these properties, and we check them carefully. That means looking at the structural stability of removed walls, widened openings and later extensions. Many St Just cottages have been enlarged over the years, so our Level 3 Survey considers whether those additions were built correctly and whether they complied with the regulations in force at the time of construction. We also watch for structural walls taken out without adequate support, beam ends built into masonry without proper bearing, and roof structures altered to create more headroom.

Roof problems crop up often here, which is no surprise given how exposed St Just properties are to Atlantic storms. We regularly see slipped or missing tiles, failing lead flashing around chimneys and porous ridge tiles that let water in. Chimney stacks, often older and built in solid masonry, commonly show weathering, cracked flaunching and damaged pots. Our inspection also covers shared chimney stacks serving more than one property, because those can raise awkward liability questions for buyers.

On exposed granite buildings, pointing and masonry decay are almost unavoidable over time. Lime mortar pointing weakens through age and weathering, opening the way for water penetration and salt deposition on the stone face. Our surveyors inspect the pointing throughout the property and recommend repointing in suitable lime mortar where that is needed. If we come across cement mortar on a historic granite building, we flag it, because it can cause serious long-term damage.

• Rising and penetrating damp
• Timber rot and woodworm
• Structural cracking
• Roof defects and slipped tiles
• Chimney condition
• Pointing and masonry deterioration