RICS Level 3 Building Survey in Egloskerry

The housing stock in Egloskerry reflects Cornwall's rich architectural heritage, with many properties constructed using traditional methods that differ significantly from modern building standards. Properties built before 1900 often feature solid wall construction using local stone, granite, or rubble stone, sometimes rendered with lime-based renders. These buildings were typically constructed with lime mortar rather than cement, which allows moisture to escape but also means they require different maintenance approaches than modern cavity-wall homes. Understanding these construction methods is essential for any buyer, as what might appear to be a defect in a modern property could be entirely normal behaviour for a traditional Cornish farmhouse.

Our inspectors frequently encounter specific issues when surveying properties in the Egloskerry area. Damp problems rank among the most common findings, particularly rising damp in older properties that lack modern damp-proof courses, or penetrating damp where render has failed or been damaged. The local geology, which includes areas of Devonian slate and sandstone alongside pockets of clay soil, can contribute to moisture-related issues, especially where ground levels have changed or drainage around the property is inadequate. Timber defects, including woodworm infestation and both wet and dry rot, are also frequently identified, particularly in properties with older timber-framed elements or where damp problems have gone untreated.

Roofing issues represent another significant area of concern in Egloskerry properties. Many older homes in the area feature traditional slate roofs, which while durable can suffer from slipped or cracked slates, deteriorating lead flashing, and problems with gutters and downpipes. The local climate, with its fair share of Cornwall's rainfall, means that even small defects in the roof structure can lead to water ingress that affects the internal fabric of the property. Our surveyors examine all accessible roof areas thoroughly, including checking the condition of flat roofs, parapet walls, and any dormer windows that might be present.

The age distribution of properties in Egloskerry means that many homes will have some combination of original and replacement features spanning different construction periods. Windows, doors, plumbing, heating systems, and electrical installations may date from various decades, meaning their condition and remaining lifespan can vary significantly even within a single property. Our surveyors assess the condition and age of all visible services and flag any that appear to be beyond their expected service life or that do not meet current regulations.

• Damp and moisture problems
• Timber decay and woodworm
• Roof covering defects
• Structural movement and cracking
• Render failures
• Foundation and subsidence concerns

Properties in Egloskerry showcase the evolution of building techniques used throughout Cornwall over the past two centuries. The oldest properties, dating from the pre-1919 period, typically feature solid wall construction with local stone such as granite or slate, often rendered using lime-based renders that allow the building to breathe. These traditional buildings were constructed with lime mortar, which remains durable when maintained correctly but can deteriorate if repointed with cement-based mortars that trap moisture. Our inspectors understand these traditional construction methods and can distinguish between normal ageing and genuine defects that require attention.

Properties constructed between 1919 and 1945 in the area often used brick or block construction with various render finishes, representing a transition period in building technology. During this era, cavity walls began to appear more frequently, though they did not become standard until later. The post-war period from 1945 to 1980 saw some infill development with more standard construction methods, including early cavity wall construction and concrete tile roofs. Properties from this era may show their age through original windows, doors, and service installations that are now beyond their expected lifespan.

More recent construction in Egloskerry, dating from the 1980s onwards, follows modern building standards with cavity wall construction, brick or block external walls, and various render finishes. However, even modern properties can have defects, and a Level 3 Survey provides regardless of the property's age. Our surveyors are trained to assess all types of construction found in the area, from centuries-old farmhouses to newly built homes, ensuring you receive accurate information about any property you are considering purchasing.

Structural movement and cracking are issues our surveyors regularly identify in Egloskerry properties. While some minor cracking in older buildings is normal and results from seasonal movement or settlement, more significant patterns can indicate problems with foundations or structural integrity. Properties built on the clay soils that occur in pockets throughout the area may be more susceptible to subsidence during dry periods when the clay shrinks, or heave when it absorbs moisture. Our inspectors are trained to distinguish between cosmetic cracks and those that indicate serious structural concerns requiring further investigation.

Render defects represent another common finding in the area, particularly on older properties where traditional render has deteriorated over time. Cracked, spalling, or detached render can allow water ingress that leads to internal damp problems and damage to the underlying structure. In some cases, render failure may indicate more fundamental issues with the wall structure itself, such as saturation of the underlying masonry or structural movement. Our survey reports provide clear guidance on the severity of render defects and recommended remedial approaches.

Surface water flooding represents a particular consideration for properties in lower-lying areas of Egloskerry, especially those near the River Ottery or in valleys where water collects during heavy rainfall. While the village is not directly on a major river, our surveyors check for signs of previous flooding and assess drainage around the property. Any history of flooding or inadequate drainage is clearly reported, allowing you to make an informed decision about the property's suitability. Properties in areas with a history of surface water flooding may have associated damp or structural issues that require attention.

While Egloskerry is not in a primary historical mining area for tin or copper like other parts of Cornwall, localized quarrying for building stone has occurred throughout the area. Any associated ground instability would be site-specific, and our surveyors will note any signs of ground movement or unusual settlement patterns that might indicate underlying issues. Properties in the surrounding region should be assessed on an individual basis, and our detailed inspection will identify any concerns that warrant further investigation by a structural engineer.