RICS Level 3 Building Survey in Roborough

The village has seen significant development in recent years, particularly with new builds like Roborough Park Eco Homes bringing modern energy-saving technology to the area. However, the surrounding PL6 postcode also contains older properties that reflect Plymouth's varied architectural heritage, from post-war system-built homes to Victorian terraces and properties constructed with local Devon limestone. Understanding the specific construction methods used in each property is essential for identifying potential defects that might not be apparent to buyers unfamiliar with local building traditions.

Our RICS Level 3 surveys are particularly valuable in this area because Roborough sits on unique geology. The distinctive felsite rock at Roborough Down differs from typical Dartmoor granite, and historical mining activity in the area, including tin and copper workings from Tudor times, means some properties may sit above historical mine workings. While the council has remediated many former mine areas including Yeoland Consols Mine near Roborough, a detailed survey can identify any signs of ground instability or movement that might concern mortgage lenders. Our inspectors specifically look for tell-tale signs such as unusual cracking patterns, doors and windows that stick, or differential movement between different parts of the structure that might indicate underlying ground issues.

The local building materials also warrant professional attention. Roborough Stone, a vesicular quartz porphyry locally known as elvan, was historically used for church dressings and quoins throughout Devon. Properties built with local stone or the more common Devon limestone require careful assessment, as these materials are porous and can absorb moisture if not maintained with breathable lime mortar. Our inspectors know exactly what to look for with these traditional construction methods, from checking the condition of lime pointing to identifying areas where modern cement-based mortars may have been incorrectly applied, trapping moisture within the wall structure and causing deterioration over time.

Plymouth experienced extensive post-war rebuilding following World War II damage, with over 1,000 homes completed each year between 1951 and 1957, many using prefabricated system-built techniques. Roborough and the wider PL6 area contain significant numbers of these post-war concrete-framed properties, which can show their age with issues like carbonation in concrete panels and corroded cavity wall ties. Mortgage lenders can be particularly cautious about these properties, and a detailed Level 3 survey is often essential to satisfy their requirements and give you confidence in your purchase decision.

• Ground stability assessment
• Comprehensive damp analysis
• Roof and chimney condition
• Structural movement identification
• Local geology evaluation
• Mining subsidence check
• Post-war construction assessment
• Conservation area considerations

Dampness ranks among the most common issues identified in Roborough properties, particularly in older properties built with traditional methods. The local Devon limestone, while historically appropriate, absorbs moisture readily if the property lacks adequate ventilation or has been modernised with non-breathable materials that trap moisture within the walls. Our inspectors examine interior and exterior walls for signs of damp penetration, salt contamination on plaster that indicates rising damp or penetrating moisture, and deteriorating brickwork or stonework that might indicate ongoing moisture problems. We also assess whether modern energy efficiency improvements such as double glazing or solid wall insulation have inadvertently created condensation issues by reducing natural ventilation in older buildings.

The roof condition demands careful attention across Roborough's housing stock. Whether dealing with slate roofs on older properties near the village centre or modern tile roofs on newer developments, our surveyors check for loose ridge tiles, damaged flat roof sections, and signs of past or current leakage in attic spaces. Properties on the edge of Dartmoor can experience harsher weather conditions given the elevated position of Roborough at around 509 feet above sea level, and wind damage from storms is a genuine consideration for roof longevity. We examine chimney stacks for signs of movement or deterioration, check flashing details around roof penetrations, and assess the condition of any flat roof sections which are particularly vulnerable to leaks in exposed locations.

Given the geological context of the area, we pay particular attention to signs of structural movement. The presence of Devonian shales in the local geology creates potential for clay shrink-swell behaviour during periods of extreme weather, with trees and prolonged dry weather being significant contributors to ground movement that can affect foundations. While Roborough is elevated enough to avoid direct coastal flood risk, surface water flooding is a consideration across Plymouth, and our surveyors document any cracking, gaps, or movement patterns that might indicate foundation issues or ongoing ground movement. We also specifically look for evidence of historical mining activity, including any ground remediation that may have been carried out.

The post-war housing stock in Roborough and the wider PL6 area presents specific challenges that our Level 3 surveys address in detail. Properties built using system-built techniques with concrete frames can suffer from carbonation of concrete panels, corrosion of embedded steel reinforcement, and deterioration of cavity wall ties. These issues can be hidden behind apparently sound surfaces, making detailed assessment essential. Our inspectors know exactly what to look for with these construction types and can advise on any specialist investigations that may be required to fully assess their condition.