RICS Level 3 Survey in St Gennys

A RICS Level 3 Survey (formerly known as a Building Survey or Full Structural Survey) provides the most detailed examination of a property's condition available through the RICS framework. Our inspectors visually assess all accessible areas of the property, including the roof structure, walls, floors, doors, and windows, identifying both obvious defects and hidden issues that might not be apparent to the untrained eye. In St Gennys, where many properties are of traditional construction dating back to the 18th and 19th centuries, this comprehensive approach is particularly valuable for uncovering age-related deterioration and historical structural movement. We examine properties of all sizes, from modest terrace cottages to substantial detached farmhouses, ensuring each receives the thorough assessment it deserves.

The survey report includes a thorough analysis of the property's construction and materials, with specific attention to local building traditions. Cornwall properties often feature local stone, slate roofing, and traditional lime-based mortars, and our surveyors understand how these materials perform in the local climate. We examine the condition of roof coverings, check for signs of damp penetration common in coastal areas, assess the integrity of load-bearing walls, and evaluate any extensions or alterations that may have been carried out over the years. The granite intrusions and Devonian sandstone geology underlying much of the parish can influence foundation conditions, and our surveyors know how to identify symptoms of movement or settlement that may indicate underlying issues.

Our Level 3 Survey also addresses the specific environmental considerations relevant to St Gennys properties. The parish includes areas with potential flood resilience concerns, particularly in valley locations and near the coast at Crackington Haven. Our inspectors note any evidence of previous water ingress or damp-related issues, paying particular attention to how surface water is managed through the character areas leading to the coast. We assess the condition of drainage systems, examine how surface water is managed, and provide recommendations where improvements may be needed to protect the property from moisture-related deterioration.

The survey report includes market valuation and insurance rebuild cost assessment at no additional charge, providing you with a complete picture of the property's financial aspects. This is particularly valuable in St Gennys where property values can vary significantly between traditional cottages and substantial farmhouses. The rebuild cost assessment ensures you have adequate insurance cover, while the market valuation helps you understand how the property compares to recent sales in the area such as the detached houses at White Lodge that sold for £312,500 in 2024 or the farm buildings that have sold for substantially higher amounts.

• Complete visual inspection of all accessible areas
• Assessment of construction materials and their condition
• Identification of structural defects and movement
• Evaluation of roof, walls, floors, and foundations
• Analysis of damp, rot, and timber decay
• Review of extensions and alterations
• Recommendations for further specialist investigations
• Market valuation and insurance rebuild cost

The coastal location of parts of St Gennys, particularly near Crackington Haven which is within the parish, brings specific considerations for property condition that our surveyors are trained to identify. Salt-laden air can accelerate the deterioration of certain building materials, particularly metals and mortar, and our surveyors pay particular attention to the condition of external joinery, flashing, and mortar pointing in coastal properties. We have seen numerous properties in the area where corrosion of fixings and decay of external timber elements has been accelerated by exposure to maritime conditions. The exposed nature of some locations also means that roof coverings and rain water goods may show accelerated wear compared to more sheltered areas inland.

Tourism plays a significant role in the local economy, with Crackington Haven noted as an increasingly popular destination that influences the property market throughout the parish. Some properties may be used as holiday lets or second homes, which can affect maintenance standards and the condition of the property. Our surveyors can advise on any implications this may have for the property's condition and maintenance, particularly where properties may have been subject to periods of intermittent occupation and heating. We have seen properties where lack of regular heating during vacant periods has led to damp problems that might not be apparent in a continuously occupied home.

The parish has a "Zero Housing Target" in the current Cornwall Local Plan, meaning new build development is strictly limited within the St Gennys area. This preservation approach means the housing stock is predominantly older, with many properties dating from the 18th and 19th centuries. Traditional construction methods using local materials are characteristic of the area, but these require specialist knowledge to assess properly. Our surveyors understand these traditional building methods and can identify both their strengths and their vulnerabilities, providing you with the detailed information you need to make an informed purchase decision.

Our experience surveying properties throughout the St Gennys area has revealed several recurring issues that buyers should be aware of before completing their purchase. Traditional Cornish cottages often suffer from penetrating damp due to the age of their original construction and the use of permeable lime-based mortars that can allow water ingress in exposed positions. Our surveyors carefully examine internal walls for signs of damp staining, deterioration of plaster, and timber decay that may indicate ongoing moisture problems that need addressing.

Roof conditions are a frequent concern in this area, particularly for properties with traditional slate roofing. Many older properties in St Gennys feature natural slate that may have exceeded its expected lifespan, leading to slipped tiles, damaged ridges, and associated water penetration. We inspect roof spaces internally where accessible, examining the condition of rafters, battens, and any sarking board for signs of past or current leakage. The exposed coastal position means roof fixings and flashings can deteriorate more rapidly than in more sheltered locations.

Structural movement is another issue we commonly identify in properties across the parish. The underlying geology, including granite and Devonian sandstone, can create variable ground conditions that lead to differential settlement in buildings. Our surveyors are trained to identify signs of movement such as cracking to walls, doors and windows that no longer close properly, and uneven or sagging floors. While some movement may be historical and stable, our reports clearly distinguish between acceptable age-related characteristics and issues that may require further investigation or remedial work.

The condition of traditional joinery, including windows, doors, and external timber elements, often requires attention in St Gennys properties. Decay to window frames, sills, and door frames is commonly found in properties of traditional construction, particularly those in exposed coastal positions where salt-laden air accelerates the degradation of timber. Our survey reports detail the condition of all joinery elements and provide specific recommendations for repair or replacement where necessary.