RICS Level 3 Building Survey in St. Goran

Properties in St. Goran face unique challenges that our RICS Level 3 survey addresses comprehensively. The parish sits along the Cornish coast, with properties exposed to maritime conditions including salt air, coastal winds, and the ever-present potential for flooding in lower-lying areas. This coastal exposure accelerates wear on building materials, particularly to external joinery, rendering, and roofing systems, making professional inspections essential for identifying issues before they become costly problems. The St. Goran Parish Neighbourhood Development Plan specifically highlights concerns about coastal developments and the need to limit them along areas like Cliff Road, indicating the genuine flood risk that properties in this area must contend with.

The age of properties in St. Goran adds another layer of complexity to the survey process. Many homes here date back to the 18th and 19th centuries, constructed using traditional building methods with slate-stone rubble walls, granite dressings, and slurried slate roofs. The parish church itself has Norman foundations dating to around 1100 AD, demonstrating the extraordinary age of structures in this area. These period properties often feature construction techniques that differ significantly from modern standards, requiring an inspector with specific knowledge of historic building pathology. Our surveyors understand how these traditional materials perform over time and can identify defects that might escape the notice of a less experienced eye.

Additionally, St. Goran contains numerous listed buildings throughout the parish, including the Grade II* Church of St Goran and the Church of St Just in Gorran Haven, alongside many Grade II listed farmhouses such as Bodrogan Farmhouse, traditional barns, and historic cottages. Properties with listed building status may have restrictions on certain repairs and modifications, and our survey reports include guidance on how listed status affects both the property's maintenance requirements and your ownership responsibilities. The St. Goran Parish Council has even discussed designating the centre of Gorran Churchtown around the church and including Cotna Lane as a formal Conservation Area, further emphasizing the heritage value of properties in this locality.

The diverse housing stock in St. Goran presents various potential defect patterns that our Level 3 survey specifically targets. Detached properties, which form the majority of sales in the area with an average price of £623,295, often feature larger roof areas and more complex roof structures that require detailed inspection. These properties may show signs of age-related deterioration in roof timbers, flashing details around chimneys, and the condition of any dormer windows or rooflights. Our inspectors have particular expertise in identifying the specific issues that affect traditional Cornish stone-built properties, from penetrating damp in solid walls to structural movement in older structures.

• Coastal exposure and salt air degradation
• Traditional slate and stone construction
• Listed building considerations
• Flood risk in low-lying areas
• Age-related deterioration in period properties

Properties throughout St. Goran showcase the traditional building methods that have defined Cornish construction for centuries. The predominant material for older properties is slate-stone rubble, often paired with granite dressings as seen in notable buildings like the Church of St Goran and Tregonan. These materials were chosen for their durability in the challenging coastal environment, though they require specific maintenance approaches that differ significantly from modern construction. Our surveyors understand these traditional building techniques and can identify when repairs have been carried out correctly using appropriate heritage materials versus when modern materials may have caused unintended damage.

Roof construction in St. Goran typically features slurried slate, a traditional roofing material that provides excellent weather resistance but requires periodic maintenance to ensure continued performance. Some properties may also feature brick dressings, rendering, and slate-hanging on external walls, adding visual interest but also creating potential areas for water penetration if not properly maintained. The Church of St Goran even features white Pentewan stone in its arcade and granite ashlar in its tower, demonstrating the variety of traditional materials found throughout the parish. Our inspectors are familiar with all these construction types and can assess their condition accurately.

Many properties in St. Goran, particularly those built before modern building regulations, feature solid walls without cavity insulation. This construction type is more susceptible to penetrating damp, particularly in the exposed coastal positions that many properties in this area occupy. Our survey specifically examines these issues, providing practical guidance on managing damp in traditional properties without causing damage to historic fabric. We understand that maintaining the character of period properties often requires specific approaches that balance modern living requirements with heritage conservation principles.

The coastal environment of St. Goran creates specific defect patterns that our Level 3 survey is designed to identify and assess. Salt air degradation affects external joinery, metal fixings, and surface finishes throughout the parish, causing accelerated corrosion and deterioration that may not be immediately visible. Our inspectors examine these elements carefully, identifying early signs of salt damage that could lead to more serious structural issues if left untreated. Properties along the coast, particularly those in lower-lying areas near Gorran Haven, may also show evidence of historical flood damage that affects both the structural integrity and the insurance viability of the property.

Terraced properties in the village centre and surrounding areas, averaging £277,845, present their own inspection considerations including shared boundary walls, potential issues with damp penetration from neighbouring properties, and the condition of shared drainage systems. The older terraced cottages in St. Goran often feature solid walls without cavity insulation, which can be more susceptible to penetrating damp particularly in the exposed coastal positions these properties occupy. Our surveyors specifically examine the condition of shared walls and any signs of movement that might indicate structural issues affecting multiple properties.

Flat properties, while less common in St. Goran with an average price of £190,707, require specific attention to shared elements including the condition of the roof if it's a flat or pitch roof serving multiple units, the structure of the building, and any service charges or maintenance agreements that affect the property. Given the limited new build activity in the area, with recent planning applications mainly for individual self-build dwellings rather than large developments, most flats in St. Goran will be conversions of existing buildings that may have specific maintenance requirements. Our survey report provides clarity on these shared responsibilities and any immediate maintenance concerns.