RICS Level 2 Survey in Ashcombe

The village of Ashcombe boasts a rich architectural heritage, with properties spanning several centuries. St. Nectan's Church dates back to the 13th century, The Rectory was built in 1810, and Ashcombe Tower adds to the historical character of the area. This blend of old and new construction presents unique challenges for property purchasers. Traditional buildings constructed with cob, stone, and thatch require specialist knowledge to assess properly, while even relatively modern properties may have issues that only an experienced eye would detect.

Our inspectors check for the common defects frequently found in Ashcombe's housing stock. Given the local geology, which includes clay-rich soils in parts of Devon, we pay particular attention to signs of subsidence or movement that can affect properties with shallow foundations. The valley location means we also investigate potential damp issues and drainage concerns that can affect properties near watercourses. During our inspections, we regularly find issues related to the age of properties in this area, from outdated electrical installations in Victorian and Edwardian homes to deteriorating stonework and mortar joints in period properties.

Properties in this area often feature traditional Devon construction methods including rendered finishes, local stonework, and in some cases, historic timber frames. These materials can present specific issues related to moisture management and breathability if they have been inappropriately altered with modern treatments or uPVC replacements. Our detailed survey identifies these concerns and provides practical recommendations. We also note any works carried out without building regulation approval, which is particularly important in older properties where previous owners may have undertaken DIY renovations.

With an average property value of £475,000 in Ashcombe, the cost of a RICS Level 2 Survey represents excellent value for money. Identifying issues before you complete the purchase can save you thousands in remedial works or give you leverage to renegotiate the asking price. Our surveys regularly uncover defects that weren't apparent during viewings, from hidden timber rot to structural movement that requires specialist attention.

Properties in Ashcombe reflect the traditional building methods of South Devon. Many older homes were constructed using local stone and rendered finishes, with some traditional cob buildings featuring thatched roofs. The presence of the historic church and rectory demonstrates the craftsmanship of earlier builders, but these older properties require careful inspection to identify age-related deterioration. Our surveyors are familiar with the specific defects that affect these traditional construction types and can distinguish between acceptable aging and genuine problems requiring attention.

Modern properties in the village, though less common, follow conventional brick or block construction with render or stone cladding. Even these newer homes can present issues, particularly around window installations, roof coverings, and the junction between old and new materials. We have found that properties in the Teignbridge area frequently show signs of damp related to the local climate and soil conditions, making our thorough moisture readings and damp investigations essential. The coastal proximity of the Teignbridge district means salt-laden air can accelerate weathering of external surfaces, particularly on exposed elevations.

The clay soils present in parts of Devon create a shrink-swell risk that can affect foundations, particularly in older properties. During our survey, we look for signs of subsidence, cracking, or movement that might indicate foundation issues. Properties near Dawlish Water in the valley location may also face surface water flooding concerns during periods of heavy rainfall, and we note any evidence of previous water ingress or drainage problems. We examine the gradient of the surrounding land and the condition of drainage systems to assess whether the property is likely to be affected by surface water runoff.

Ashcombe's position in the Dawlish Water valley means properties near the watercourse warrant particular attention. We inspect retaining walls, embankments, and any structures close to the water for signs of erosion or instability. While major flooding events are relatively rare, the topography of the valley means that surface water can accumulate quickly during heavy downpours. Our surveyors note the position of the property relative to the watercourse and look for any evidence of previous flooding such as water marks, warped joinery, or damp-related damage at lower levels.

Your RICS Level 2 Survey report uses the RICS traffic light system to clearly indicate the condition of each element inspected. Green indicates no significant issues requiring attention, amber highlights defects that require repair or regular maintenance, and red flags serious issues that need immediate attention or further specialist investigation. This clear formatting helps you prioritise any remedial work. Each section of the property receives an individual rating, making it easy to identify which areas require the most attention.

In Ashcombe, where property values average £475,000, identifying defects before completion can save you significant money and stress. Our reports include estimated costs for repairs, allowing you to budget accordingly or renegotiate the purchase price if significant issues are found. We also provide guidance on what is reasonable to expect from a property of its age and construction type. For traditional Devon properties, we explain which issues are typical for the age and type of construction and which represent genuine concerns that should be addressed.

For properties that are listed buildings or within any potential conservation area, we provide specific advice on the implications for maintenance and alterations. While a RICS Level 2 Survey provides valuable information for listed properties, we may recommend a RICS Level 3 Building Survey for more complex historic buildings to ensure all aspects are thoroughly assessed. We understand that listed buildings often require Listed Building Consent for certain works, and we highlight any alterations that may have been carried out without the necessary approvals.

If our survey identifies serious issues, we can arrange for a follow-up inspection by a structural engineer or other specialist to provide more detailed advice. We work with trusted professionals throughout the Teignbridge area who can provide quotations for remedial works or carry out specialist investigations such as underpinning assessments or damp surveys. Our goal is to ensure you have all the information you need to make an informed decision about your property purchase.