RICS Level 3 Building Survey in Charmouth

Our Level 3 Survey, also known as a Building Survey, is the most comprehensive inspection product available for residential properties. Unlike less detailed assessments, this survey examines the property's structure in depth, identifying both obvious defects and hidden issues that could cost thousands to repair. We assess the condition of the roof, walls, floors, doors, windows, and all permanent fixtures, providing you with a thorough understanding of the property's current state and future maintenance requirements. Our surveyors use their training and experience to spot signs of problems that a casual viewing would miss entirely.

For Charmouth properties, many of which are situated in areas of geological interest near the Jurassic Coast, our surveyors pay particular attention to structural movement, cracks in load-bearing walls, and signs of subsidence or settlement. The coastal environment means salt air can accelerate weathering of external surfaces, particularly on rendered finishes and timber elements like window frames and door joinery. We check specifically for corrosion of any metal fixtures, deterioration of mortar pointing in older stone walls, and rot in timber fascias and soffits that are exposed to prevailing winds from the sea. Properties close to the cliff edges may be subject to coastal erosion considerations, and our survey includes assessment of any visible signs that might indicate ground instability.

The survey includes a detailed assessment of the building's construction, materials used, and any alterations or extensions that may have been carried out over the years. We also inspect outbuildings, garages, and boundaries where they form part of the property. Our report uses clear, non-technical language wherever possible, explaining each defect we find, its severity, and what it might cost to put right. We prioritise issues based on urgency, separating immediate safety concerns from matters that may need attention over the next few years. This allows you to plan financially for any remedial work and negotiate with confidence based on factual, professional assessment rather than guesswork.

Our inspectors approach each property as a unique building requiring individual assessment. We don't use a generic checklist but instead adapt our inspection to the specific construction type, age, and condition of the property we're surveying. For the period cottages common in Charmouth, we pay attention to the condition of thatch or slate roofing, the integrity of exposed ceiling beams, and any signs of settlement in traditional load-bearing walls. For more modern detached homes, we focus on the junction details, window installations, and any signs of inadequate ventilation that could lead to condensation or mould issues.

• Complete structural inspection
• Detailed defect analysis
• Cost estimates for repairs
• Professional recommendations
• Outbuilding assessment
• Boundary inspection

Charmouth sits beautifully positioned on the Jurassic Coast, a World Heritage Site famous for its geological significance and fossil-rich beaches. This coastal location means many properties in the area face particular challenges that our surveyors are trained to identify. Salt air can accelerate weathering of external surfaces, particularly on rendered finishes and timber elements. Properties close to the cliff edges may be subject to coastal erosion considerations, and our survey includes assessment of any visible signs that might indicate ground instability. The prevailing south-westerly winds bring moisture and salt directly from the Channel, affecting the external condition of buildings throughout the village.

The property market in Charmouth and the DT6 6 postcode area has shown active trading with 89 sales recorded over the last 24 months. The average price growth of 13.6% in the past year, representing 9.3% after inflation adjustment, indicates sustained demand for properties in this sought-after location. Despite this growth, prices remain 15% above the previous year but 17% below the 2023 peak, suggesting opportunities for buyers who can move quickly with confidence in their purchase decisions. This creates a market where buyers who have done their due diligence through a comprehensive survey can negotiate from a position of knowledge.

Properties in Charmouth range from contemporary detached homes to traditional Dorset cottages, and each construction type brings its own considerations for a structural survey. Detached properties, which dominate the local market with average prices of £609,625, often have more complex roof structures and larger floor areas to assess. Terraced properties, averaging £450,000, may share structural elements with neighbours that require consideration. Our surveyors approach each property individually, adapting their inspection to the specific construction type and characteristics they find. We have experience surveying the full range of property types found in the area, from Victorian terrace houses along The Street to modern executive homes on the outskirts of the village.

The age of properties in Charmouth varies considerably, with many dating from the Georgian and Victorian periods when construction methods differed significantly from today. These older properties often feature solid walls rather than cavity walls, which affects both their thermal performance and their response to moisture exposure. Our surveyors understand how to assess these traditional construction methods and can identify issues such as rising damp, bridging of solid wall insulation, and the condition of historic lime mortar pointing. We also check for any historic alterations that may have been carried out without building regulations approval, which is a common finding in older properties.

Based on our experience surveying properties throughout the Charmouth area, we have identified several defect types that appear frequently in local properties. Understanding these common issues helps you know what to expect from your survey and what questions to ask. Our detailed inspection will assess each of these areas specifically, providing you with a comprehensive understanding of the property's condition.

One of the most common issues we encounter in Charmouth properties is deterioration of external joinery, particularly window frames and door frames exposed to coastal weather conditions. Salt air accelerates the degradation of timber, and many properties in the area show signs of rot in window frames, particularly at the bottom corners where moisture collects. We also frequently find corrosion of metal fixtures such as hinges, handles, and structural ties, which can expand as they corrode and cause damage to surrounding materials. Our survey includes thorough assessment of all external joinery and metal elements.

Roof conditions are another frequent area of concern, especially on period properties with traditional roofing materials. We often find slipped or missing tiles, deteriorated ridge pointing, and signs of past or current leakage in roof spaces. For properties with thatched roofs, we assess the condition of the thatch and look for signs of water ingress or pest infestation. Flat roof sections on extensions and garages are also common problem areas, with many showing signs of ponding or membrane deterioration. Our survey provides detailed assessment of all roof types found on the property.

Damp and condensation issues appear frequently in Charmouth properties, particularly in properties with solid walls that were historically treated with cement-based renders. These treatments can trap moisture within the wall structure, leading to damp problems internally. We assess damp levels using moisture meters and identify the source of any dampness we find, whether it's rising damp, penetrating damp, or condensation related to inadequate ventilation. Our report will recommend appropriate remediation measures based on our findings.