RICS Level 3 Building Survey in Cruwys Morchard

The character of Cruwys Morchard means that many properties here require the detailed assessment that only a RICS Level 3 survey provides. The village contains numerous historic properties, including the Grade I listed Church of the Holy Cross, the Grade II* Cruwys Morchard House, and multiple Grade II listed farmhouses such as Beer Farmhouse, Coombe Farmhouse, Thorne Farmhouse, and East Ruckham. These older properties, many dating from the 16th to 19th centuries, often have construction methods that differ significantly from modern buildings and can reveal hidden defects that a simpler survey would miss. The complexity of these traditional buildings means that only a thorough structural assessment can reveal their true condition.

The local geology presents specific challenges that our inspectors are trained to identify. Cruwys Morchard sits mainly on Carboniferous Culm Measures geology, with a band of Permian red sandstone running east-west through the central area. The clay-rich soils characteristic of Devon are susceptible to shrink-swell behaviour, expanding and contracting with moisture changes. This ground movement can cause structural issues including cracked walls and uneven floors, particularly in properties built on the clay substrata to the south of the village. Our inspectors understand how these geological conditions affect different property types and know what warning signs to look for during their inspection.

The construction materials used in local properties reflect centuries of building tradition. Traditional cob walls, red sandstone rubble, deep red Devon bricks, thatch, and slate all behave differently and present distinct maintenance requirements. Our inspectors understand how these materials age, where problems typically occur, and what to look for in properties constructed using these methods. This local knowledge is invaluable when assessing a property's true condition. We have surveyed numerous properties throughout the parish, from the historic farmhouses scattered across the surrounding farmland to the modern barn conversions that have become increasingly common in recent years.

• Pre-1900 period properties
• Listed buildings
• Cob and stone construction
• Properties with thatched or slate roofs
• Converted agricultural buildings
• Properties near watercourses

While Cruwys Morchard remains primarily a village of historic properties, there has been some new development activity in recent years. One notable site is at Vulscombe Farm on Vulscombe Lane, where planning permission has been granted to demolish an existing agricultural barn and replace it with three four-bedroom detached homes with garages. This development, marketed by Stags, represents the type of modern construction that can be found alongside the village's traditional properties. Even newer builds can benefit from a Level 3 survey, as our detailed inspection can identify any construction defects or issues with the building that may not be apparent to the untrained eye.

Other recent planning activity in the parish has included applications for conversions of existing agricultural buildings to dwellings under Class Q permitted development rights. These converted buildings often present unique surveying challenges, as they may have been constructed with non-standard methods or may have structural issues arising from their previous agricultural use. Our inspectors are experienced in assessing these converted properties and understand the particular issues that can affect them, from the condition of converted roof structures to the suitability of original walls for residential use.

Based on our experience surveying properties throughout Mid Devon, we regularly identify several recurring issues in Cruwys Morchard homes. Damp problems are particularly common in older properties with solid wall construction, where rising damp and penetrating damp can cause significant damage if not addressed. The traditional cob and stone-walled properties in this area are especially susceptible to damp ingress, particularly where external renders have failed or been inappropriately applied. We have seen numerous cases where inappropriate modern renders have been applied to traditional cob walls, trapping moisture and causing deterioration of the underlying structure.

Structural movement and subsidence represent another significant concern in this area. The clay soils underlying much of Devon expand and contract with weather changes, and properties built on these substrates can suffer from ground movement. This often manifests as cracking in walls, particularly at weak points such as door and window openings. Our inspectors know how to distinguish between minor settlement cracks and more serious structural movement requiring further investigation. We assess the pattern, location, and width of cracks to determine their significance and advise on any necessary remedial action.

Roofing defects feature prominently in our survey findings for Cruwys Morchard properties. Many homes have traditional slate or thatched roofs that require specialist knowledge to assess properly. Thatched roofs, in particular, need careful inspection for timber decay, thatch deterioration, and the condition of ridge details. The Church of the Holy Cross in the village required a new roof after a fire in 1689, demonstrating the vulnerability of traditional roofing materials in this area. Properties in the hamlet areas surrounding the main village, including Pennymoor, Way Village, and Nomansland, may also have roofs approaching the end of their service life.

Timber decay, including both dry rot and wet rot, is frequently identified in properties with significant wooden elements. This is particularly relevant for the timber-framed properties and farmhouses that dominate the local housing stock. Our inspectors examine all visible timber for signs of decay, insect infestation, and structural weakness, reporting findings with recommended remedial actions. We also check for woodworm activity, which can weaken structural timbers significantly if left untreated.

Many properties in this area also have outdated electrical systems and older plumbing installations that will require updating to meet current standards. The rural nature of the parish means that some properties may also have private water supplies or septic tanks that require specific checks and certifications. Our surveys include assessment of these services and flag any issues that may require attention from qualified tradespeople.

• Rising damp and penetrating damp
• Structural cracking from ground movement
• Slate and thatch roof deterioration
• Timber rot and woodworm
• Outdated electrical systems
• Older plumbing installations
• Private water supplies
• Septic tank conditions