RICS Level 3 Building Survey in Marhamchurch

The majority of properties in Marhamchurch fall within the EX23 0HG postcode area, where the dominant housing type consists of period houses built between 1800 and 1911. These older properties, while full of character and charm, often require more detailed inspection due to their age and traditional construction methods. Our surveyors understand the common issues affecting these period properties, including aging roof structures that may have original slate coverings now past their lifespan, historic damp issues resulting from outdated damp-proof courses, and the gradual effects of time on building materials like lime mortar pointing that can deteriorate over decades.

Many properties in the Marhamchurch area feature traditional Cornish stone construction, which presents unique challenges for surveyors. Natural stone walls were typically built without modern damp-proof membranes, making them susceptible to rising damp, particularly in properties with solid floors rather than suspended timber. Our inspectors examine these walls carefully, looking for signs of salt efflorescence, deterioration of mortar joints, and any structural movement that might indicate foundation issues.

If you're considering a property that may be listed, such as the Grade II Listed building on Pinch Hill, our survey provides crucial information about the property's condition while respecting its historic status. Understanding any restrictions on alterations or repairs is essential for any renovation plans. Even if you're not purchasing a listed property, the general age of housing in the area means that many homes will have some historic character that requires knowledgeable assessment. Our surveyors can identify where original features have been altered and flag any potential compliance issues with current building regulations.

The current market conditions in Cornwall, with a 13% drop in transactions according to recent data and approximately 7,100 property sales in the county over the last twelve months, mean that sellers may be more motivated to negotiate on price. A detailed survey report gives you solid evidence to support any negotiations, requesting repairs, price reductions, or financial credits for identified defects.

Our inspectors conduct a meticulous visual inspection of all accessible areas of the property. This includes the roof structure, chimneys, walls, floors, doors, and windows. We examine the condition of the construction materials and identify any signs of structural movement, water damage, or deterioration. For Marhamchurch properties, many of which are period homes built between 1800 and 1911 according to postcode data, this thorough examination is particularly valuable given the age and character of local housing stock.

The survey covers all major building systems including plumbing, electrical wiring (where visible), heating installations, and drainage. We assess the overall condition of these systems and flag any concerns that require further specialist investigation. Our inspectors also examine the grounds around the property, looking at boundaries, trees near the building, and any other external factors that might affect the structural integrity of the property. In rural Marhamchurch, where properties often sit on larger plots, we pay particular attention to drainage patterns and any trees that might affect foundations.

We specifically examine the condition of any extensions or alterations that may have been carried out over the years. Many period properties in Cornwall have been extended over time, sometimes with varying degrees of craftsmanship. Our surveyors identify where these additions meet the original structure, looking for signs of differential movement or water penetration at these junction points. We also check whether any permissions were obtained for these works, which can affect your future selling plans.

Following the physical inspection, we produce a detailed report that includes our findings, photographs, and recommendations. The report categorises issues by severity, from urgent structural concerns to minor maintenance items. We provide clear guidance on what repairs or further investigations are needed, giving you the leverage to negotiate with sellers or budget appropriately for renovation work.

• Roof structure and covering
• Wall construction and condition
• Foundation and structural elements
• Damp and timber decay
• Plumbing and drainage
• Electrical systems (visual inspection)
• Windows and doors
• Extensions and alterations

Period properties in Marhamchurch and the surrounding north Cornwall area share certain common defects that our surveyors are particularly skilled at identifying. One of the most frequent issues we encounter is deterioration of traditional lime mortar pointing. Unlike modern cement-based mortars, lime mortar allows the structure to breathe, but it requires regular maintenance. Over time, erosion of lime pointing can lead to water penetration and subsequent damage to internal plasterwork and timber elements.

Another common issue in older Cornish properties is the condition of original roof structures. Many period homes still have their original or early replacement roof coverings, which may consist of natural slate or clay tiles. While these materials are durable, their fixings and supporting timbers can deteriorate over time. Our inspectors examine the roof void thoroughly, looking for signs of timber rot, past or present roof leaks, and the condition of ridge tiles and flashing details.

Cornwall's coastal climate, even for properties a few miles inland like Marhamchurch, means that properties are exposed to prevailing winds and occasional salt-laden air. This can accelerate the corrosion of metal elements and the weathering of external finishes. Our surveyors specifically look for signs of this environmental exposure, including rust staining from original ironwork, deterioration of external render, and salt crystallisation on exposed stonework.

Solid floor constructions, common in properties built before the 1960s, can present hidden issues. These floors were typically constructed with flags, bricks, or concrete overlaying compacted earth or hardcore. Over time, these can settle unevenly or suffer from damp penetration from the ground below. Our inspectors assess the condition of these floors and note any significant unevenness or signs of damp that might require attention.

On the day of your RICS Level 3 Survey in Marhamchurch, our surveyor will arrive at the property at the agreed time and begin with a brief introduction with you and any other attendees. They will explain the process and let you know which areas they will be examining. We move systematically through the property, starting from the roof and working down through each floor to the foundations and external areas.

Our inspector will need access to all accessible areas of the property, including the roof space if there is a hatch, under-floor voids if accessible, and the grounds surrounding the building. We recommend that the seller or their agent provides access in advance. While we cannot move furniture or stored items, we will inspect around and behind them where possible. Our surveyor will photograph any defects found, creating a visual record that forms part of your final report.

We understand that period properties in Marhamchurch may have unique access challenges, such as restricted head height in roof spaces or cellars with limited headroom. Our surveyors are experienced in inspecting all types of properties and will make every reasonable effort to examine the structure thoroughly. Where access is not possible, we will clearly state this in the report and explain what this means for the assessment.

After completing the inspection, the surveyor will discuss initial observations with you, highlighting any significant issues that were identified. This gives you an immediate overview while you wait for the full written report. The surveyor will then return to prepare your detailed report, which typically takes 3-5 working days depending on the complexity of the property and the number of issues identified.