RICS Level 3 Building Survey in Ugborough

Ugborough's housing stock throws up challenges that only a detailed structural survey can properly deal with. The village has plenty of properties built from traditional cob construction, using clay-rich earth mixed with straw, and that takes specialist knowledge to judge properly. Over the years, many of the older buildings have picked up unsuitable repairs, including modern cement renders that trap moisture and lead to damp. Our inspectors know how cob walls are meant to perform, so we can spot when modern work has done harm instead of good.

Another issue we look at in Ugborough is the local geology beneath the properties. The village sits on slate and tuff bedrock, with clay-rich soils that can swell and shrink and place pressure on foundations. Older homes, especially those with shallow foundations built before modern building regulations, are more exposed to subsidence. Our inspectors check foundation conditions, wall stability, and signs of movement, and we give special attention to the legacy of historical mining activity at Redlake where china clay was extracted between 1913 and 1932.

Some properties in Ugborough sit within the designated Conservation Area or are listed buildings, and that includes historic farmhouses dating from the 15th century such as Haredon Farmhouse. These buildings need careful handling, as they can carry restoration requirements or hidden defects from years of alteration. A Level 3 survey gives the depth of analysis needed here, picking out both urgent structural matters and longer-term maintenance points.

Most homes in Ugborough were built pre-1919, so the age profile of the village leans heavily towards traditional construction methods that behave very differently from modern builds. Solid walls rather than cavity construction, roofs built on-site rather than with pre-fabricated trusses, it all calls for surveyors who understand older buildings. We check the condition of the historic fabric, pick up previous poor repairs, and advise on work that respects heritage requirements while dealing with structural concerns.

• Stone and cob wall condition
• Roof structure and slate tiles
• Foundation and subsidence signs
• Damp and timber decay
• Conservation area considerations
• Listed building implications

In Ugborough's older properties, our inspectors keep coming back to a few familiar problems that buyers should know about before they commit. Damp and mould are especially common in traditionally built homes where modern repairs have not been carried out with the right materials. Cement-based renders may look like a sensible upgrade, but they can trap moisture in cob and stone walls, which leads to internal damp and damage to the structural fabric. Again and again, what looks solid has been undermined by previous maintenance that was well meant, but technically wrong.

Roof condition needs a close look too, especially with slate roofing so common across Ugborough. Many properties have natural or imitation slate roofs that wear with age, and broken tiles can let water in and damage the timbers beneath. Our surveyors inspect roof spaces carefully, checking rafters, battens, and any signs of old or active leaks that you would not see from ground level. We also look at ventilation in the roof space, because poor airflow can bring on timber decay and condensation issues.

Older properties in the area often show movement and cracking, and our surveyors are trained to tell normal settlement from more serious structural trouble. We assess wall ties, joist ends, and connection points that may point to progressive failure and need urgent attention. In cob walls, we look for erosion at the base, where moisture does the most damage, while stone walls can show mortar breakdown or shifting around window and door openings.

Where cavity walls have been insulated after the event, or where the original ties were fitted badly, wall tie corrosion can become a real concern. We look for rust staining on external walls, bulging or distortion in wall surfaces, and separation of internal plaster from the walls. Because so much of Ugborough's housing stock is old, we come across this regularly in surveys across the area.

• Damp penetration from failed renders
• Roof tile damage and leaks
• Structural cracks and movement
• Timber rot and woodworm
• Wall tie corrosion
• Foundation settlement

Because of its Erme valley location, flood risk does need to be considered for some homes, especially those in lower-lying spots near the river course. Ugborough itself is outside the high-risk flood zones mapped by the Environment Agency, but the river network and surface water runoff in heavy rainfall can still affect low-lying areas. Our surveyors note flood indicators such as water marks, damp staining at lower levels, and any signs of previous flooding that are not immediately obvious. We then advise on further checks or insurance considerations based on what we find.

Redlake's historical mining activity, where china clay was extracted between 1913 and 1932, has left a legacy that can influence ground stability in some places. Abandoned shallow mine workings can occasionally lead to subsidence, and our surveyors are trained to spot the tell-tale signs that suggest this kind of ground instability. We inspect external ground conditions for depressions or uneven settlement patterns that may point to mining-related problems. If we find cause for concern, we recommend a mineshaft search or a geotechnical survey.

The local environment also brings its own issues from nearby coastal weather patterns, even though Ugborough is approximately 7 miles from the coast. Properties exposed to prevailing winds may show faster weathering of roof coverings and external walls, particularly on higher positions in the valley. Our reports cover environmental factors that relate to each property's position in the village and the surrounding landscape, and we note any exposure-related issues that may affect longer-term maintenance.

Slate and tuff, together with the clay-rich soils common in the area, create a risk of shrink-swell movement that can affect foundations over time. That is especially relevant for older properties with shallow foundations built before modern foundation depth requirements were in place. Our surveyors look for wall cracking that may point to this sort of ground movement, and we assess whether it is active and what it could mean for the property's long-term structural integrity.