RICS Level 3 Building Survey in Kingston

The character of Kingston is defined by its collection of historic properties spanning several centuries. Many homes feature traditional thatched roofs, rendered rubble walls, and original structural elements that require expert assessment from surveyors who understand traditional building methods. A RICS Level 3 Survey goes beyond the basic visual inspection, examining the fabric of the building in detail to identify defects, potential problems, and areas requiring future maintenance that might not be apparent to buyers unfamiliar with historic construction.

Properties in this area face several region-specific challenges that our inspectors address in every report. The proximity to the River Erme mouth and Bigbury Bay means flood risk is a consideration for some properties, particularly those in lower-lying positions near the watercourse. The traditional building materials used in local homes, including lime mortar, solid walls, and timber frames, behave differently from modern construction and require specialist knowledge to assess correctly. We have seen numerous properties where modern renovation work has inadvertently caused damage to historic fabric through the use of inappropriate materials.

With 55% of households in Kingston owning their homes outright, many properties have been well-maintained over generations. However, older homes inevitably require ongoing maintenance, and our detailed survey will flag any areas where work has been deferred or where underlying issues may not be immediately visible to an untrained eye. We examine properties thoroughly, looking beneath the surface to identify potential problems that could cost thousands to put right later.

The village's conservation area status, established in 1985, means that many properties have undergone various alterations over the decades. Our surveyors check whether previous owners obtained the necessary consents for any works carried out, particularly for listed buildings where failing to obtain Listed Building Consent can create significant legal and financial problems for new owners.

• Traditional thatched cottages
• Period stone farmhouses
• Listed buildings
• Conservation area properties
• Older detached homes

Our inspectors are experienced in evaluating the various construction methods found throughout Kingston and the surrounding South Hams area. Traditional properties here were built using materials and techniques specific to South Devon, and understanding these is essential for an accurate assessment. We have examined properties throughout the area and understand how local materials perform over time, particularly in the damp Devon climate.

Many Kingston properties feature rendered rubble walls, often with exposed stonework to front elevations. These solid wall constructions behave differently from modern cavity walls and may have different insulation and damp-proofing characteristics. Our survey examines the condition of render, identifies any signs of damp penetration, and assesses the overall structural integrity of walls. We have seen numerous cases where inappropriate modern renders have been applied to traditional walls, trapping moisture and causing problems.

Thatched roofs remain a distinctive feature of the village, and these require specialist knowledge to assess properly. We examine the thatch condition, checking for signs of wear, rodent activity, and water penetration. We assess the timber supporting structures and check that the thatch remains in good condition. We also look at older shingle roofs, which are found on some properties, and evaluate their remaining lifespan. Properties like Walkespool, with its shingle roof formerly thatched, demonstrate the variety of roofing materials found in the village.

The numerous listed buildings in Kingston require particular attention during any survey. Our surveyors understand the obligations that come with listed building ownership and will flag any works that may require Listed Building Consent. We assess whether previous owners have carried out alterations that may not have received proper approval, which is essential information for any buyer. Properties like the Church of St James the Less (Grade II*), Wonwell Court (Grade II*), and The Dolphin Inn (Grade II) represent the heritage value that makes Kingston special, and we understand how to assess buildings of this historic significance.

The South Hams area is also notable for its population of greater horseshoe bats, which inhabit parts of the district. The South Hams Special Area of Conservation (SAC) covers portions of the area, and planning applications that could impact these protected species require special assessment. While this does not directly affect building surveys, understanding the ecological context of the area helps explain why certain properties may have restrictions on development.

Our experience surveying properties throughout Kingston and the South Hams area means we know which issues are most commonly found in local homes. Understanding these potential problems helps you know what to expect from your survey and what to look for when viewing properties. We have identified several recurring themes that appear regularly in our inspections across the village.

Damp is one of the most common issues we encounter, particularly in older properties with solid walls. Rising damp can affect walls built with traditional methods, especially where damp-proof courses have failed or were never installed. Penetrating damp is also common, particularly in thatched properties where the roof covering has deteriorated or in rendered walls where the render has cracked or failed. Our survey thoroughly investigates all damp-related issues and provides practical recommendations for remediation.

Timber defects are another frequent finding in Kingston properties. Woodworm can affect roof timbers and floorboards, while wet and dry rot can develop in areas with poor ventilation or ongoing damp problems. We inspect all accessible timber elements carefully, looking for signs of active infestation or decay. Many properties in the village have original timber-framed windows and doors that may require maintenance or repair.

Roofing issues are particularly relevant given the number of thatched and historic roofs in the village. Thatch requires regular maintenance and eventual replacement, and we assess the condition of thatch carefully, looking for signs of deterioration, moss growth, or water penetration. We also examine older slate and shingle roofs, assessing their remaining lifespan and identifying any slipped or damaged tiles. Chimneys and fireplaces are also inspected, as many original chimneys have not been maintained.

Structural movement can affect any property, but older buildings in particular may show signs of settlement or movement over time. We look for cracks in walls, particularly around openings and at corners, and assess whether any movement is active or historic. The local geology and soil conditions can affect foundations, and we note any signs of subsidence or heave that might indicate foundation problems.