RICS Level 3 Survey TR20 9

Properties in the TR20 9 postcode face specific structural and environmental challenges that make a RICS Level 3 Survey particularly valuable. This coastal area of south Cornwall, encompassing villages like Goldsithney and Praa Sands, sits within a historic tin mining district where underground legacy works can create subsidence risks. The local geology includes clay-rich soils susceptible to shrink-swell movement, especially during Cornwall's wet winters and drier summer months.

Many properties in TR20 9 utilise traditional Cornish construction methods. Granite walls, slate roofing, and in some cases historic cob construction require an experienced eye to assess properly. Coastal properties face additional risks from salt corrosion on fixings and structural elements, while winter storms can cause significant roof damage. Our surveyors inspect properties of all ages, from Victorian terrace houses in Rosudgeon to modern developments.

The Level 3 Survey is specifically recommended for older properties, those showing signs of structural movement, and buildings of non-standard construction. With prices in TR20 9 ranging from £198,000 for smaller flats to over £750,000 for premium coastal homes, understanding the true condition of your investment before committing significant funds makes sound financial sense.

Flood risk is a particular concern for properties in certain parts of TR20 9. Areas such as TR20 9TH and TR20 9LN have identified flood risks, and the broader coastal zone from Lands End to Lizard Point, which includes Praa Sands, faces combined coastal and surface water flooding threats. Our surveyors assess flood resilience, check for historical water damage, and evaluate the property's drainage systems, which is essential given that approximately 1 in 6 properties in Cornwall are at risk from tidal, river, or surface water flooding.

• Historic mining subsidence risk
• Coastal erosion and flood zones
• Traditional granite and cob construction
• Salt corrosion on coastal properties

The TR20 9 area showcases Cornwall's rich architectural heritage. Traditional properties in Goldsithney, Praa Sands, and surrounding villages typically feature locally sourced granite walls, a durable material that has protected homes for centuries. Slate remains the predominant roofing material, though some older properties may have clay tiles or, in rare cases, thatch. Historic cob construction, using a mixture of clay, sand, and straw, can be found in some older cottages throughout the area.

Modern properties in TR20 9 generally follow conventional cavity wall construction with brick or block external walls. However, the area has seen various phases of development, from Victorian and Edwardian terraces in village centres to mid-twentieth century bungalows and more recent housing estates. Each era brings its own characteristic defects, and our surveyors understand how to identify issues specific to each construction period.

Properties near the coast at Praa Sands and Marazion face additional challenges from marine exposure. Salt-laden winds accelerate corrosion of metal fixings and can degrade roof coverings faster than inland locations. The South Cornwall coast from Lands End to Lizard Point, which includes the TR20 9 area, is identified as at risk from coastal and surface water flooding. Properties in these zones require careful assessment of flood resilience and any past water damage.

If you're considering a property in one of TR20 9's Conservation Areas or a Listed Building, be aware that Cornwall has 12,664 Listed Buildings across the county and 145 Conservation Areas. Any works to listed buildings require Listed Building Consent, and conservation areas have planning constraints that affect alterations. Our surveyors understand these designations and can advise on how they might affect your property investment and future renovation plans.

Based on our experience surveying properties throughout the TR20 9 area, several recurring issues require attention. Damp problems are common in Cornwall properties, particularly in older buildings where original ventilation may be inadequate or where modern improvements have inadvertently created moisture traps. Our surveyors use moisture meters and thermal imaging to identify damp issues that might not be visible to the untrained eye. Solid wall properties without cavity insulation are particularly prone to penetrating damp in this maritime climate.

Roof conditions frequently require attention, especially on properties exposed to coastal weather. Slate roofs, while durable, can suffer from nail sickness where fixings corrode, leading to slippage and water ingress. This is particularly common in coastal areas like Praa Sands where salt-laden winds accelerate corrosion. Flat roofs on extensions and outbuildings often show signs of deterioration, and our surveyors carefully assess their condition and expected remaining lifespan.

Timber defects, including woodworm and rot, are found in properties of all ages and require careful assessment of their extent and structural significance. Cornwall's damp climate creates ideal conditions for timber decay, and our surveyors examine all visible and accessible timber elements, including floor joists, roof rafters, and window frames. We assess whether any timber defects are active and what remediation is required.

Structural movement, whether from mining subsidence, clay shrink-swell, or simply age-related settlement, appears in many TR20 9 properties. Our surveyors are trained to identify movement patterns, assess their cause, and determine whether repairs are necessary. In some cases, we may recommend further specialist investigation, particularly where mining activity may have created underground voids or where clay soils are causing seasonal movement. Properties in areas with shrink-swell susceptible soils may show cracking that's worth monitoring.