RICS Level 3 Building Survey in St. Stephens by Launceston Rural

St. Stephens by Launceston Rural has a housing stock that tells the story of Cornwall’s building history. Our inspectors regularly come across stone-built cottages and converted farmhouses, often still keeping slate roofs, exposed beam ceilings and thick granite walls. They have plenty of character, but they also need a far closer look than a basic mortgage valuation can give. Older methods of construction here, usually using local stone and traditional lime mortar pointing, need an experienced eye to judge their present condition properly.

Across the parish, many homes date from the 18th and 19th centuries, and some earlier buildings may still hold historic fabric altered over generations. Our Level 3 Survey inspectors are trained to spot the tell-tale signs of structural movement, moisture penetration and timber decay that so often affect buildings of this age. Where we can, we check roof spaces too, looking for evidence of old water ingress, poor ventilation or pest activity that could affect the structure. The report we provide sets out clear recommendations for any remedial work, so you know what you are buying and what costs may follow.

Launceston and the surrounding area, including St. Stephens by Launceston Rural, contains a number of Grade II listed buildings that speak to the region’s history. For anyone looking at a listed property, our surveyors take account of the extra factors involved, from the way previous owners have cared for the building to the future obligations linked to listed building consent for alterations. The RICS Level 3 Survey gives the detailed assessment that is especially useful for older properties, where hidden defects can easily be missed on a casual viewing.

Delabole slate is a familiar sight on local roofs, and it has been quarried in Cornwall for centuries. These coverings are usually hard-wearing, though age and Cornwall’s maritime climate can still take their toll, and that is exactly what our inspectors look for. We check for cracked or missing slates, worn lead flashings around chimneys and valleys, and ridge tiles that may have shifted in strong winds off the Atlantic.

• Period stone cottages
• Converted farmhouses
• Traditional semis
• Detached family homes
• Listed buildings
• Modern constructions

Local stone does the heavy lifting in many of the buildings here, especially granite and slatestone, with older walls often measuring 400-600mm thick. Those thick walls give excellent thermal mass, yet they can create moisture problems if original lime mortar pointing has been swapped for modern cement-based mortars that hold water in the wall. Our inspectors know the signs well, and we often see this issue in Cornish properties, where, if left untreated, it can lead to deterioration of the stonework.

Traditional slate coverings are common too, sometimes Delabole slate, sometimes imported Welsh slate, depending on the age and status of the property. Our surveyors check the condition carefully, looking for missing or damaged slates, tired lead flashings, and problems with ridge tiles and hip tiles. We also inspect the roof structure itself for old leaks, wood rot or structural inadequacy. Where a thatched roof is involved, which can be found in the wider Launceston area, we note that a specialist thatch inspection may be needed alongside our standard Level 3 Survey.

Foundations in this area can change quite a bit from one property to the next, largely because of the local geology and the building’s age. Traditional homes were often built on shallow strip foundations, while more recent ones may use deeper trenchfill foundations. Our inspectors look for the signs of foundation movement, such as cracking in walls, doors that stick or gaps around window frames. We do not excavate, but a visual inspection can still pick up symptoms that may need a structural engineer to investigate further.

The ground around Launceston is varied, with bands of slate, granite and sedimentary deposits running through Cornwall’s geology. Our surveyors understand how those ground conditions can affect a building, particularly drainage and foundation performance. We pay close attention to signs of settlement or movement that may relate to the underlying geology, especially after periods of wet or dry weather that can affect clay-rich soils.

Over time, surveying homes across St. Stephens by Launceston Rural has shown us the defects that come up again and again in this part of Cornwall. Dampness is one of the most common. Traditional stone buildings were designed to let moisture evaporate through the walls, but modern renovations that trap moisture can create damp problems, especially in ground floor rooms and basements.

Older slate roofs are another regular source of concern. We commonly find cracked or missing slates, deteriorating mortar in ridge tiles and lead flashings that have outlived their best years. In some cases, original roof timbers have been affected by wood-rot fungi or insect infestation, particularly where roof spaces have had previous leaks or poor ventilation.

Cracking in walls does turn up from time to time, and it can be a sign of structural movement. The cause may be the age of the building, earlier foundation movement or trees growing too close to the property. Our inspectors are trained to separate minor settlement cracks from more serious structural issues that need a structural engineer’s attention. Our reports make the position clear, including whether the movement observed is something to worry about.

Rainwater goods also feature often in our findings, especially blocked or damaged gutters and downpipes that allow water to overflow and penetrate the building fabric. Cornwall receives plenty of rainfall, particularly through the winter months, so these parts of the property matter a great deal for weather resistance. Our surveyors check gutters, downpipes and drainage systems, noting blockages, damage or insufficient fall that could cause trouble.