RICS Level 3 Building Survey in Maker-with-Rame

The housing stock in Maker-with-Rame presents unique challenges that only a detailed RICS Level 3 Survey can properly assess. The area boasts a significant concentration of listed buildings, including the Grade II* Barrack Block at Maker Heights and numerous Grade II properties along Fore Street, Market Street, and Armada Road in the historic villages of Kingsand and Cawsand. These older properties often feature traditional Cornish construction methods including solid granite walls, lime mortar pointing, and natural slate roofing, all of which require experienced eyes to properly evaluate.

Our inspectors regularly find defects specific to this coastal location. The proximity to the sea means properties here face accelerated weathering from salt-laden air, high winds, and storm surge. Common issues we identify include penetrating damp through porous stonework, corroded wall ties in older buildings, damaged or missing slate tiles, and rot in timber windows and doors. The 2021 census recorded a population of 917 in this area, with a notably aging demographic that may have resulted in some properties being poorly maintained over years.

The Rame Peninsula sits within an Area of Outstanding Natural Beauty, which brings additional planning constraints. Many properties fall within conservation areas, meaning any renovation or repair work requires careful consideration. Our Level 3 surveys include assessment of any previous alterations and advice on what might require listed building consent. With recent planning applications showing significant development interest, including proposals on Maker Heights and various extensions to existing properties, understanding the regulatory context is crucial.

The underlying geology of the Rame Peninsula involves granite formations typical of Cornwall, with potential for clay-rich soils in certain locations. This creates a shrink-swell risk where clay soils expand during wet periods and contract during dry spells, potentially causing foundation movement. Our inspectors assess the foundations and look for signs of this type of movement, including diagonal cracking around windows and doors, doors that no longer close properly, and uneven floor levels.

• Detailed structural assessment
• All construction types covered
• Listed building expertise
• Conservation area advice
• Granite and clay soil foundation assessment

Maker-with-Rame's properties face several area-specific structural risks that our Level 3 surveys thoroughly investigate. The coastal setting brings ongoing exposure to salt air and moisture, which accelerates the deterioration of mortar pointing, renders, and exposed timber. We frequently find evidence of previous water ingress in properties that appear sound at first glance, particularly where original lime-based renders have been over-coated with modern cement renders that trap moisture. This is a common issue in Cornish coastal properties where owners have attempted to modernise without understanding the breathing nature of traditional construction.

The underlying geology of the Rame Peninsula involves granite formations typical of Cornwall, with potential for clay-rich soils in certain locations. This creates a shrink-swell risk where clay soils expand during wet periods and contract during dry spells, potentially causing foundation movement. Our inspectors assess the foundations and look for signs of this type of movement, including diagonal cracking around windows and doors, doors that no longer close properly, and uneven floor levels. The presence of mature trees near properties can exacerbate shrink-swell issues as tree roots draw moisture from the soil, causing it to contract.

Many properties in the area have been significantly altered over the years, with Victorian and Edwardian extensions added to older cottages, and more recent loft conversions and extensions. A Level 3 survey traces these construction phases and identifies any structural connections that may be problematic. We also check for adequate tying between old and new work, proper damp proof courses where these should exist, and the condition of any internal beams and columns that may have been installed to support modifications. The historic Barrack Block at Maker Heights demonstrates the complex construction histories found throughout this area, with various phases of modification evident even in significant historic structures.

The area's drainage systems deserve particular attention. Properties on the Rame Peninsula often have older septic tanks or private drainage systems, and our surveys include visual assessment of external drainage where accessible. Inadequate drainage can lead to water saturation around foundations, exacerbating any shrink-swell issues and potentially causing long-term structural problems. We note the position of inspection chambers, condition of drains visible at the surface, and any signs of leakage or blockages.

Coastal flooding risk is a genuine consideration for some properties in Maker-with-Rame, particularly those close to the shoreline in Kingsand and Cawsand. Our survey includes visual assessment of flood risk indicators, noting the property's position relative to the coast, any existing flood mitigation measures, and visible evidence of previous water damage. While a full flood risk assessment requires consultation with Environment Agency maps, our inspectors will flag any concerns that warrant further investigation before you complete your purchase.