RICS Level 3 Building Survey in St Martin's TR25 0

The RICS Level 3 Survey provides an exhaustive examination of your property's condition. Our inspectors assess the roof structure, chimneys, parapets, and rainwater goods in detail. They examine walls, floors, ceilings, and doors throughout the property, identifying any signs of movement, dampness, or deterioration. The survey also covers integral fixtures such as kitchens and bathrooms, evaluating their condition and remaining useful life.

For St Martin's properties, our inspection pays particular attention to issues arising from the island's coastal environment. This includes checking for salt corrosion on external metalwork, assessing the condition of rendered finishes affected by wind-driven rain, and examining timber elements for signs of wet rot or dry rot. The survey also evaluates the property's overall structural integrity, looking for any movement patterns that might indicate foundation issues or ground instability.

We examine the specific construction methods used in your property, whether it's traditional granite stone walls with lime mortar pointing or more recent cavity wall construction. Our surveyors understand that many properties on St Martin's feature slate roofing imported from the mainland, and we assess these elements for wind damage, slippage, and condition. The report we provide covers all accessible areas including outbuildings, boundary walls, and any retaining structures that might affect the property.

Following the inspection, you receive a detailed report written in clear, plain English. The document includes colour photographs highlighting specific defects, clear ratings for each issue found, and practical recommendations for remediation. For properties requiring urgent attention, we prioritise these findings so you can address serious problems immediately.

• Structural walls and foundations
• Roof structure and covering
• Chimneys and parapets
• Dampness and timber condition
• Windows and doors
• Extensions and alterations
• Boundary walls and outbuildings

Properties on St Martin's face distinct challenges that our inspectors understand intimately. The island's position in the Atlantic means properties endure constant exposure to salt-laden winds, which can accelerate deterioration of metalwork, masonry, and external timber. Many properties feature traditional granite construction, which while durable, requires specific expertise to assess properly. The older housing stock across the island often includes buildings over a century old, each with their own history of alterations and repairs.

The local geology of the Isles of Scilly, formed from the Cornubian batholith granite bedrock, generally provides stable ground conditions. However, properties in certain locations may experience localized ground movement or erosion-related issues. Our inspectors assess foundation conditions carefully, particularly for buildings close to the coastline or cliff edges where coastal erosion can affect structural stability over time. We look for signs of differential movement, cracking patterns, and any indicators that might suggest foundation concerns.

Coastal erosion affects certain properties on St Martin's, particularly those in exposed positions close to the shoreline. Our inspectors assess foundation conditions and look for signs of movement that might indicate erosion-related issues. Properties very close to cliff edges or beaches receive extra attention, with our surveyors noting any visible cracks, tilting, or other indicators of ground instability. Understanding these local factors helps us provide accurate advice about the property's long-term viability.

The Isles of Scilly's planning authority maintains strict controls over alterations and repairs to older properties. Many homes on St Martin's fall within conservation areas or are listed buildings, requiring specialist knowledge when assessing their condition. Our surveyors understand these constraints and can identify work that might require listed building consent. We also note any alterations that may have been carried out without proper approval, which could affect your legal position as a purchaser.

Traditional properties on St Martin's typically feature solid granite walls, often constructed with lime mortar rather than modern cement-based products. This traditional approach allows the building to breathe, but can be vulnerable where cement-based repairs have been incorrectly applied in more recent years. Our surveyors understand these construction methods and can identify where inappropriate modern materials may be causing problems.

Many older properties feature lime-based renders and plasters that perform well in the island's exposure but require specific maintenance approaches. We assess the condition of these traditional finishes, noting any areas where cement render has been applied inappropriately, which can trap moisture and cause internal damp problems. The choice between lime and cement repairs is particularly important for listed buildings, where conservation officers typically require traditional materials.

Roofing on St Martin's traditionally used slate, often imported from the mainland, though some properties feature local stone or more modern tiles. Our inspection examines the roof covering condition, checking for wind damage, slipped slates, and the condition of lead flashing and valleys. We also assess any sarking felt or boarding in the roof space, looking for signs of leakage or condensation problems that can affect timber elements.

Dampness represents the most frequently encountered issue during surveys on St Martin's. The island's exposure to wind-driven rain means properties often experience penetrating damp, particularly in south and west-facing walls. Rising damp can affect properties with damaged or missing damp-proof courses, while condensation problems frequently occur in properties with inadequate ventilation. Our inspectors use professional moisture meters to identify the extent and cause of any dampness found.

Timber defects rank among the most serious issues affecting island properties. Wet rot commonly affects timber that remains persistently damp, while dry rot can spread through buildings causing significant structural damage. Windows, doors, and floor joists frequently require attention in older properties. Our surveyors examine all accessible timber elements, probing suspected areas to assess their condition accurately. We pay particular attention to window frames and external timber that are directly exposed to salt-laden winds.

Roofing problems often feature prominently in surveys of St Martin's properties. The island's exposure to high winds can damage slate and tile coverings, while aging lead flashing often deteriorates causing leaks. Chimney stacks frequently show signs of movement or deterioration, particularly on older properties. Our inspection includes a close examination of the roof space where accessible, assessing the condition of rafters, battens, and any sarking felt.

Salt corrosion affects metalwork throughout the island's properties. External door furniture, window hinges, railings, and any exposed metal fixtures can suffer accelerated deterioration due to salt air. Our inspectors assess the condition of all visible metalwork, noting where corrosion has weakened structural or safety-critical elements. This is particularly important for any structural metalwork such as tie bars or beam connections.

Older properties on St Martin's benefit enormously from a RICS Level 3 Survey. Buildings constructed before 1900 often contain hidden defects that only become apparent during a detailed inspection. These might include inadequate tie-star connections between walls, historic structural alterations, or rot affecting hidden timber elements. The comprehensive nature of the Level 3 Survey ensures these issues are identified before you commit to purchase.

Listed buildings require particular expertise when surveying. The historic nature of these properties means that standard building regulations may not apply, and repair solutions often require traditional materials and techniques. Our surveyors understand the constraints affecting listed properties and can advise on the likely costs of maintaining these homes to a good standard. We also identify any alterations that might have compromised the building's historic character or structural integrity.

Properties in coastal locations demand careful assessment due to their exposure to salt air and potential erosion. Even properties that appear structurally sound may have underlying issues caused by years of exposure to harsh maritime conditions. Our inspectors pay special attention to foundations, retaining walls, and any structures close to cliff edges. We recommend budgeting for higher maintenance costs on coastal properties given the demanding environment.

The local economy of the Isles of Scilly, heavily reliant on tourism, agriculture, and fishing, influences the property market in ways buyers should understand. Many properties may be used as holiday lets or second homes, which can affect insurance requirements and mortgage considerations. Our surveyors can advise on factors relevant to your intended use of the property, whether as a primary residence, holiday home, or investment property.

Our team has extensive experience surveying properties throughout the Isles of Scilly, including St Martin's. We understand the local construction methods, the challenges posed by the island environment, and the specific issues that affect properties in this unique location. Our surveyors combine technical expertise with practical knowledge, ensuring you receive accurate, relevant advice about your property.

We use RICS-approved inspection methodologies ensuring your report meets the highest professional standards. Each surveyor holds appropriate qualifications and participates in continuing professional development to maintain their expertise. The combination of national standards with local knowledge means you receive a survey that addresses both general property condition and area-specific issues. Our reports meet RICS requirements while providing the specific insights island property buyers need.

Our customer service extends beyond the survey itself. We're happy to discuss any aspects of the report with you after you receive it, explaining technical findings in plain language. Whether you need advice on prioritising repairs, understanding the implications of certain defects, or guidance on next steps, our team is here to help. We understand that buying property on St Martin's is a significant investment, and we're committed to helping you make informed decisions.

The property market on the Isles of Scilly operates differently from mainland areas, with properties often serving multiple purposes including primary residences, holiday lets, and investment opportunities. Our surveyors understand these local market dynamics and can provide context-specific advice that reflects how properties are typically used on the islands. This local insight adds value beyond the standard survey assessment.