RICS Level 3 Building Survey in Combe Martin

Combe Martin's property market presents unique considerations that make a RICS Level 3 Survey essential for any prospective buyer. The village's geological setting, with rocks dating back approximately 400-410 million years to the Devonian period, creates specific challenges for property owners. The Hangman Sandstone formations and Ilfracombe Slates that characterize the area contribute to distinctive building styles, but they also bring potential issues with ground stability and water penetration. Our surveyors are trained to recognize how these geological factors affect the structural integrity of buildings throughout the village.

The historical mining activity in Combe Martin represents one of the most significant factors to consider when purchasing property here. From the 13th century through to the 19th century, the village was a nationally important centre for silver and polymetallic mining, including lead, zinc, iron, and manganese. This extensive mining history has left a legacy of abandoned shafts and tunnels beneath and around the village, creating potential risks for ground movement and subsidence that standard surveys may not adequately address. We specifically assess for signs of mining-related movement in every property we inspect in this area.

Additionally, the village's two designated conservation areas - one covering 4.8 hectares around the Parish Church of St Peter ad Vincula and another 7.28 hectares around the beach - contain 18 listed buildings including the Grade I listed parish church and the Grade II* listed Pack o' Cards Inn. Properties in these areas often require more detailed assessment due to their age, traditional construction methods, and the specific planning constraints that apply to historic buildings. Our surveyors understand the additional considerations required when assessing listed buildings and can identify issues that might otherwise be missed.

Properties in Combe Martin frequently exhibit issues related to their age and construction methods. Inadequate ventilation is a common problem in older buildings, leading to damp, condensation, and timber decay. Many period properties in the village were built with solid walls that lack modern cavity insulation, making them susceptible to rising and penetrating damp, particularly given the area's high water table and proximity to the River Umber. We regularly find evidence of damp issues in properties that haven't been adequately ventilated or maintained.

Roof damage is another frequent finding, with missing or broken tiles, leaks, and sagging roof structures commonly identified in older properties. The traditional roofing materials used on historic Combe Martin buildings can deteriorate over time, and many roofs will have been repaired or partially replaced over the years using different materials that may not match the original. Our surveyors inspect all accessible roof areas and note the condition of flashings, valleys, and parapet walls where water penetration is most likely.

Structural movement, evidenced by cracks, tilting chimneys, or gaps where walls and floors meet, can occur in any older property but may be more pronounced in Combe Martin due to the combination of mining history and clay-rich soils. The presence of impermeable clay soils in the area creates shrink-swell potential, where the ground expands and contracts with changes in moisture content, potentially causing subsidence issues. We pay particular attention to this risk given the documented history of mining beneath the village.

The replacement of traditional timber windows with uPVC is a common alteration in Combe Martin that can negatively impact both the historic appearance of properties and the ventilation characteristics of the building. Incorrectly fitted uPVC windows can cause condensation issues and may not provide the same level of air circulation as the original timber windows they replaced. Our surveyors note any such alterations and assess their impact on the property's condition.

• Damp and condensation problems
• Roof deterioration and tile loss
• Structural movement and cracking
• Inadequate or failed drainage
• Timber decay in floors and roof structure
• Issues with replaced uPVC windows in historic properties

Combe Martin's geographical setting along the River Umber valley creates specific flood risks that any prospective property buyer should understand. The River Umber flows through the village, and riverside properties and roads including Borough Road, Barton Gate Lane, Kingston Avenue, Western Gardens Road, Water Lane, Church Street, Bowling Green Lane, and Pound Lane are designated as flood warning areas. The area's geology, characterized by impermeable clay soils, contributes to a high water table and means the village is particularly vulnerable to flooding after periods of heavy rainfall. Our surveyors specifically assess flood resilience when inspecting properties in these high-risk areas.

Coastal and tidal flooding also pose risks to lower-lying parts of the village, particularly in areas close to Combe Martin Bay and Hele Bay. The Combe Martin Conservation Area Management Plan notes the potential for flooding not only from the River Umber but also from old mine leats that still exist beneath the village. When conducting a Level 3 Survey, our inspectors assess the property's flood resilience, any existing flood mitigation measures, and signs of previous flood damage. We check for water marks, damp evidence, and flood defense installations that may indicate previous flooding issues.

The combination of clay soils and historical mining activity creates a complex picture for ground conditions in Combe Martin. While shrink-swell subsidence is a significant geological hazard in many parts of the UK, particularly in areas with clay-rich soils, Combe Martin's specific geology adds the additional factor of potential mine working collapse. Properties in the village may experience ground movement from either or both of these causes, making detailed structural assessment particularly important. Our surveyors are trained to identify the signs of both mining subsidence and clay-related movement.

The coastline of Combe Martin is subject to ongoing coastal erosion, a natural process exacerbated by climate change. While existing seawall defenses are maintained, the long-term economic viability of continuous defense is a concern. Coastal erosion can directly impact property values and lead to the physical loss of land in extreme cases. When surveying properties near the coast, we note any visible signs of erosion risk and advise accordingly on the potential long-term implications for the property.