RICS Level 3 Building Survey in St Austell

Our RICS Level 3 Building Survey is the most detailed RICS report we offer. We inspect all accessible parts of the property, from roof coverings, flashings, guttering and chimneys to loft timbers, sub-floor voids, windows and external joinery. In St Austell, that level of detail matters on older terraces near the town centre and on altered houses in PL25, where a later extension can behave differently from the original build.

We comment on construction, materials, visible defects, condition ratings, likely repairs and maintenance priorities. If a slate roof on a property in Charlestown is nearing the end of its life, or a damp area in a rendered wall suggests failing pointing, our report explains the likely cause and the consequence of leaving it alone. That might be water reaching roof timbers, decay in joist ends, cracked plaster or movement in a bay that was already under strain.

The Level 3 does not involve destructive opening up. We do not lift carpets, move furniture, carry out drainage CCTV, or test electrics and gas systems. If we see something that needs a specialist, such as movement, damp diagnosis, roof defects or suspect wiring in an older house near Phernyssick Road, we say so plainly and explain the next step.

The report then turns those findings into action. Condition ratings show whether an item needs urgent work, further investigation, or only routine attention. That helps a buyer separate a loose tile on a terrace in PL25 from a fault that might change the price, the timescale or the way the purchase is handled.

• Roof coverings, flashings, guttering and chimneys
• Loft timbers, insulation and visible roof structure
• Sub-floor spaces, floors and visible supports
• Windows, doors, walls and external joinery

St Austell sits in Cornwall's china clay country, and the ground story matters as much as the house itself. Around older streets near the town centre and into Charlestown, many homes use local stone, slate and render, with lime mortar in older fabric. Those materials can perform well, but only if the roof, joints and drainage are still doing their job. Charlestown's conservation area also brings listed buildings and stricter repair choices, so the survey has to look at both the structure and the setting.

Clay-rich ground and historic mining work create a reason to look carefully at movement. A Level 3 is useful where an Edwardian bay, a later extension or a corner plot near the St Austell River shows cracking, because shrink-swell behaviour and local ground history can be part of the picture. We also advise a mining search in this part of Cornwall, since old workings can sit out of sight and still matter when a buyer is planning mortgage approval, repair work or later alterations.

Flood risk varies across the area. Homes closer to the St Austell River can face fluvial or surface water issues, while nearby coastal spots such as Charlestown and Carlyon Bay bring a different set of questions, including erosion and salt-laden weather. That is why we pay close attention to gutters, flashings, parapets and the lower parts of external walls, because a small defect on a winter viewing can become a costly repair if it keeps admitting water.

Newer schemes on Phernyssick Road, Higher Besore and Blowinghouse Lane do not remove the need for a survey either. A modern build can still suffer from poor detailing, awkward drainage falls, roof junctions that were rushed, or finishes that have not settled properly. In a town with 255 residential sales in the last year, buyers move quickly, but a Level 3 gives them the time to read the house properly before they commit.

• Slipped slate and failing flashings
• Cracking linked to ground movement
• Damp in rendered walls and older solid walls
• Timber decay in roof and sub-floor areas