RICS Level 3 Building Survey in Trewen

The housing stock in Trewen and the surrounding PL15 postcode district presents unique challenges that our surveyors are well-equipped to handle. Many properties in this area date back centuries, constructed using traditional Cornish building methods that include granite masonry, slate roofing, and cob wall construction. While these materials give the area its distinctive character, they also require expert knowledge to assess properly. Our RICS Level 3 survey examines these traditional construction elements in detail, checking for signs of movement, decay, or water penetration that can affect historic buildings.

Cornwall's complex geology creates specific risks for property owners in the Trewen area. The region has a rich history of metalliferous mining, with historic tin, copper, and arsenic workings that can pose risks of subsidence or ground instability. Many of these historic mine workings remain undocumented, and our surveyors are trained to look for signs that might indicate underlying problems. The clay-rich soils found in parts of Cornwall can be susceptible to shrink-swell behaviour, particularly during periods of wet weather or drought, which can affect foundation stability. Our inspectors examine boundaries and surrounding land for evidence of historic mining activity, collapsed shafts, or ground movement that could compromise a property's structural integrity.

Properties in the River Inny valley face potential flood risk, as Cornwall's complex hydrology means that low-lying areas near rivers and streams are susceptible to flooding. With approximately 1 in 6 properties in Cornwall at some risk of flooding, our surveyors carefully assess drainage, flood mitigation measures, and the condition of any existing damp proofing. The presence of steep-sided valleys in the area can lead to rapid onset flooding after heavy rainfall, making proper drainage assessment particularly important for properties in Trewen. We check the condition of culverts, ditches, and drainage channels that may affect the property, and note any evidence of past flooding such as water marks or damp damage at lower levels.

The North East of Cornwall, where Trewen is located, has the greatest concentration of listed buildings in the county, with 12,664 listed buildings across Cornwall overall. Our surveyors understand the additional considerations required when assessing historic properties, including identifying work that may require listed building consent and advising on the use of appropriate traditional materials for any repairs. This expertise is essential for anyone considering purchasing a historic property in the Trewen area, where many homes are protected by heritage designations.

• Traditional granite construction
• Slate roofing condition
• Cob wall integrity
• Mining subsidence risk
• Flood drainage assessment
• Listed building considerations

Traditional buildings in Trewen and across Cornwall were constructed using locally sourced materials that reflect the county's geology and resources. Granite, a hard-wearing igneous rock abundant in Cornwall, forms the foundation of many historic cottages and farmsteads in the area. Our surveyors examine granite masonry for signs of weathering, mortar deterioration, and structural movement that can indicate underlying problems. The durability of granite means that properly maintained buildings can last for centuries, but neglect or inappropriate repairs can lead to rapid deterioration. We pay particular attention to mortar condition in older granite buildings, as lime mortar was traditionally used and requires different treatment than modern cement-based mortars.

Slate roofing is another hallmark of Cornish construction, with properties throughout the Trewen area featuring traditional scantle or rag slate roofs. Our Level 3 survey includes detailed assessment of roofing condition, checking for slipped slates, deteriorated flashing, and signs of past water ingress that might not be immediately visible from ground level. Cornwall's exposure to Atlantic weather means that roofs in this area face particular challenges from wind, rain, and salt air, making regular inspection essential. We inspect roof spaces where accessible, examining the condition of rafters, battens, and any insulation present.

Cob construction, an eco-friendly mixture of clay, sand, straw, and water, is found in several properties across Cornwall. While cob walls offer excellent thermal mass and insulation, they require careful management of moisture levels and can be vulnerable to erosion in exposed locations. Our surveyors understand these construction methods and can assess the condition of cob walls, checking for cracking, damp penetration, and structural integrity that might not be apparent to untrained observers. We look for signs of past movement, vegetation growth that might be destabilising walls, and the condition of any render or protective coatings.

Beyond the main construction materials, traditional Cornish properties often feature characteristic elements such as Cornish hedges (stone-faced earth banks), original windows with heritage glass, and internal features like granite fireplaces and exposed beam ceilings. Our Level 3 survey documents these features and advises on their condition and any maintenance requirements. Understanding the character of traditional buildings helps buyers appreciate what they are purchasing and plan appropriately for ongoing maintenance.

Properties in the Trewen area exhibit construction methods that have been used in Cornwall for centuries, and understanding these is key to a thorough survey. Many traditional cottages feature thick cob walls that provide excellent thermal mass but can be vulnerable to moisture and erosion if not properly maintained. Our surveyors examine the external render or cladding, looking for cracks, damp penetration, and signs of previous repairs that might indicate ongoing issues. Internally, we check for cracking that might suggest movement, particularly at points where walls meet floors or ceilings.

Granite is used extensively in foundations, door and window surrounds, and external walls throughout the Trewen area. While granite is extremely durable, the mortar between stones can deteriorate over time, allowing water penetration and potential frost damage. Our surveyors examine pointing conditions, look for signs of salt efflorescence that might indicate rising damp, and assess the overall stability of granitework. Loose or displaced stones can indicate structural movement or past damage that requires attention.

Traditional slate roofs in the area may have been laid using various methods, from decorative patterns to more utilitarian approaches. Our inspection includes assessment of the roof structure from inside accessible loft spaces, where we can examine the condition of rafters, battens, and any existing insulation. We check for signs of past repairs, replacement slates that might not match the original, and the condition of flashings around chimneys and dormer windows. Cornwall's exposed Atlantic coastline means roofs in this area face particular weathering, and our surveyors know what to look for when assessing age and condition.