RICS Level 3 Survey St. Juliot

A RICS Level 3 Survey, also known as a Building Survey, is the most comprehensive inspection you can get when purchasing a property in North Cornwall. Unlike a basic valuation or a Level 2 HomeBuyer Report, this thorough examination delves into the fabric of the building itself. Our inspectors assess the condition of walls, floors, roofs, chimneys, and foundations, looking for signs of decay, structural movement, water penetration, and other defects that could affect the value or safety of the property. We don't just list problems - we explain what they mean for you as the buyer and provide practical guidance on next steps.

Properties in St. Juliot and the surrounding Boscastle area often feature traditional Cornish construction methods that differ significantly from modern building standards. Many homes here are constructed from local stone, cob, or granite, with slate roofing that has weathered decades of Atlantic storms. These older properties require an experienced eye to identify hidden defects that a standard inspection might miss. Our Level 3 Survey specifically addresses the unique characteristics of Cornish heritage properties, including the solid-wall construction that dominates the older housing stock in this area.

The coastal environment presents particular challenges for property owners in St. Juliot. Salt-laden air accelerates the deterioration of external timber, metalwork, and mortar pointing, while prevailing Atlantic winds drive rain into vulnerable roof slopes and wall surfaces. Our surveyors have seen countless properties suffering from accelerated decay simply because of their exposed position along this stretch of coastline. We know which details to check and what warning signs indicate problems that are likely to worsen without timely intervention.

The survey report we provide is detailed and practical, with clear explanations of every issue found. We prioritise the findings by severity, so you know which problems require urgent attention and which are minor maintenance matters. This comprehensive approach is particularly valuable for older properties, listed buildings, and homes with non-traditional construction, all of which are common in the St. Juliot area. Our reports include colour photographs, detailed descriptions, and actionable recommendations that you can use either to negotiate with the seller or to plan for future maintenance.

• Complete structural assessment
• Detailed defect analysis
• Priority-coded recommendations
• Future maintenance guidance
• Professional advice tailored to Cornish properties

The traditional buildings in and around St. Juliot reflect centuries of local building practice developed to withstand the challenging Cornish climate. Local stone, typically slate or granite quarried from nearby deposits, has been the primary walling material for generations, with properties often featuring thick solid walls that provide thermal mass but lack the cavity space of modern construction. These walls typically measure 400-600mm in thickness and were built without any formal insulation, meaning they manage moisture differently from newer buildings.

Roofing throughout the St. Juliot area is predominantly natural slate, sourced historically from Cornish quarries. While high-quality slate can last well over a century, roofs in this area often show signs of age-related deterioration including slate slippage, broken tiles, deteriorating leadwork around chimneys and valleys, and damaged flashings. Our inspectors examine roof slopes carefully, accessing the roof where safely possible and using binoculars for closer inspection of upper sections. We look for signs of previous repairs, which can indicate ongoing issues with weather tightness.

Many properties in the St. Juliot area also feature cob construction, particularly in older farm buildings and some cottages. Cob walls are made from a mixture of clay, sand, and straw, and while they can be incredibly durable when maintained properly, they are vulnerable to moisture damage and erosion in exposed positions. Our surveyors understand how to assess cob walls for signs of structural compromise, including cracking, bowing, and evidence of past damp damage. We also check the condition of render finishes, which are common on cob buildings and can hide underlying problems if they crack or become detached.

Timber-framed windows and doors are another characteristic feature of properties in this area, often with original ironmongery and glazing that has survived for over a century. However, the combination of age, exposure to salt air, and periods of wet weather means that timber decay is frequently found in window frames, door frames, and external joinery. Our inspectors probe timber elements with a sharp tool to assess the extent of any rot and check for woodworm infestation, which can be common in older properties with untreated timber.

• Solid stone walls (400-600mm thick)
• Natural slate roofing
• Cob construction in older buildings
• Traditional timber joinery
• Lime mortar pointing

The housing stock in and around St. Juliot presents several typical defect patterns that our surveyors frequently identify during Level 3 inspections. The coastal location means properties are exposed to prevailing Atlantic winds and salt-laden air, which accelerates the deterioration of external timber, metalwork, and mortar pointing. Roof coverings, particularly natural slate, often show signs of slippage, broken tiles, and deteriorating leadwork after years of exposure to harsh weather conditions. We frequently find that properties in exposed positions require more frequent maintenance than those inland.

Traditional solid-wall construction, which dominates the older housing stock in this area, behaves differently from modern cavity-walled buildings. These walls lack cavity insulation and rely on their mass to manage moisture. Our surveyors check for signs of penetrating damp, rising damp, and condensation issues that commonly affect solid-walled properties, especially those with inadequate ventilation or recent inappropriate modernisations. We also look for evidence of previous damp treatment, which may have been applied incorrectly and could be hiding ongoing problems.

The age of many properties in the St. Juliot area means we frequently find timber defects, including rot in window frames, door frames, and structural elements. Woodworm infestation is also common in older properties, particularly where timber has been damp at any point. Our inspectors probe suspect timber with specialist tools to assess the extent of any decay and advise on whether structural timbers are affected. We also check for signs of past timber treatment and assess whether any previous work was carried out properly.

The local geology of North Cornwall introduces additional considerations for property buyers. While specific mining activity was not concentrated in St. Juliot, the wider Cornwall region has a historical mining legacy, and our surveyors remain alert to signs of ground movement or subsidence that could indicate underlying issues. Properties near watercourses, including those in the Valency valley that flows toward Boscastle, may face flood risks that require careful assessment. The Boscastle flood of 2004 demonstrated the power of water in this area and serves as a reminder of why flood risk assessment is important for properties near watercourses.

Pointing and mortar erosion is another common issue we identify in St. Juliot properties. Traditional lime mortar pointing between stone courses deteriorates over time, particularly in exposed positions where wind-driven rain erodes the surface. When pointing fails, moisture can penetrate behind the outer skin of walls, causing internal damp problems and potentially leading to structural issues if left untreated. Our surveyors assess the condition of pointing carefully and flag where repointing may be needed to protect the building.

• Slate roof deterioration
• Damp in solid walls
• Timber decay and rot
• Coastal weathering effects
• Pointing and mortar erosion
• Window and door joinery decay
• Ground stability concerns near watercourses