RICS Level 2 Survey in Ashwater

Ashwater's housing stock presents unique challenges that make a RICS Level 2 Survey particularly valuable. With over 52% of properties in the parish being detached homes, many dating from before 1919, the likelihood of discovering issues related to age and traditional construction methods is significant. Our inspectors understand the specific characteristics of properties in this area, from the slate and granite stone walls common in older farmhouses to the rendered elevations seen on cottages throughout the village. The census data for Ashwater parish shows 289 households across various property types, meaning there are plenty of traditional homes that could benefit from our thorough assessment.

The geology around Ashwater, with its underlying Carboniferous rocks and clay-rich soils, creates potential for shrink-swell movement that can lead to subsidence or heave. Properties in low-lying areas near the River Carey and its tributaries face potential flood risk from surface water and fluvial flooding after heavy rainfall. Our surveyors know to look for signs of movement, cracking, and past flooding that might not be immediately apparent to an untrained eye. We've inspected properties near the river where waterlogging has caused issues with damp-proof courses and brickwork deterioration over time.

Many properties in Ashwater will have original features that, while characterful, may require attention. This includes outdated electrical wiring that does not meet current regulations, single-glazed windows, inadequate insulation, and original drainage systems. A RICS Level 2 Survey identifies these issues and categorises them by severity, helping you prioritise repairs and negotiate with sellers if necessary. The survey also includes a comprehensive assessment of the property's thermal efficiency, which is particularly valuable for older homes that may have solid walls rather than modern cavity wall construction.

• Detection of structural movement and subsidence
• Identification of dampness and timber defects
• Assessment of roof condition and leadwork
• Evaluation of outdated electrical and plumbing systems
• Flood risk and drainage assessment
• Thermal efficiency commentary

Properties in Ashwater and the surrounding rural areas of West Devon typically feature traditional construction methods that differ significantly from modern buildings. The majority of homes in the village centre and surrounding hamlets were built before 1930 using solid wall construction, meaning they have no cavity between the inner and outer walls. These solid walls were typically constructed from local stone, rendered with lime-based render, or built from traditional brickwork. Understanding these construction types is essential for accurate assessment, as each responds differently to moisture, temperature changes, and ground movement.

Roof construction in Ashwater properties predominantly uses traditional cut timber rafters with sarking boards, covered with either natural slate or clay tiles. Many homes also feature decorative stone slates on outbuildings and older agricultural buildings that have been converted into residential use. The pitch of roofs in the area tends to be relatively steep, reflecting the need to shed the heavy rainfall we experience in Devon. Our inspectors examine the condition of these roofs carefully, checking for slipped or broken slates, deterioration of leadwork around chimneys and valleys, and any signs of timber decay in the rafters and battens.

Windows and doors in older Ashwater properties are often original timber-framed units with single glazing. While these features contribute to the character of traditional cottages, they typically perform poorly in terms of thermal efficiency and draught-proofing. Many homeowners have upgraded to double glazing over the years, but we often see a mix of old and new windows within the same property. Our survey notes the condition and type of all windows and doors, highlighting any that may require attention or replacement.

Our experience surveying properties throughout the Torridge district means we know exactly what to look for in Ashwater homes. The prevalence of older properties means dampness is one of the most frequently identified issues. Rising damp, penetrating damp, and condensation are common in traditional stone and rendered buildings, particularly where original damp-proof courses have failed or ventilation is inadequate. Our inspectors use moisture meters and their experience to assess the extent and cause of any dampness found. In properties with solid walls, we pay particular attention to the condition of any existing damp-proof course and recommend remedial works where necessary.

Roof defects are another major finding in Ashwater properties. Many homes feature traditional slate or clay tile roofs that, while durable, eventually require attention. Damaged or missing slates, deteriorated leadwork around chimneys and valleys, blocked gutters, and timber decay in roof structures are all commonly identified. Given the age of much of the housing stock, roofs may be approaching the end of their expected lifespan, and our report will advise on remaining life and likely maintenance costs. We've found that many properties in the area have original roofs that are now 80-100 years old and may need re-roofing within the next decade.

Timber defects including woodworm (common furniture beetle) and both wet and dry rot affect many properties in the area. These issues can compromise structural timbers including floor joists, roof rafters, and load-bearing elements. Our surveyors tap and probe timber where accessible to assess its condition and identify any active infestations that require treatment. We often find evidence of historic woodworm activity in properties that have been vacant for period, particularly affecting floorboards and skirting boards.

The older electrical and plumbing systems found in many Ashwater properties often fall short of current Building Regulations. Original fuse boards, dated wiring, and old plumbing materials may pose safety risks and could affect your home insurance premiums. Our report highlights these concerns and recommends further investigation by qualified electricians and plumbers. We note the type of consumer unit, the presence of earthing and bonding, and the general condition of visible wiring and pipework.

Properties in Ashwater face specific challenges related to drainage and ground conditions that our surveyors take into account during every inspection. The clay-rich soils that underlie much of the area are prone to shrink-swell movement, meaning they contract during dry periods and expand when wet. This ground movement can cause structural problems, particularly in properties with shallow foundations that were common in older buildings. We look for signs of this movement, including diagonal cracking around door and window frames, doors that stick or don't close properly, and uneven floors.

Surface water and foul drainage systems in older properties may be combined, running to septic tanks or cess pools rather than the mains sewerage network. Many rural properties in the Ashwater area rely on private drainage systems that require regular maintenance. Our survey includes an assessment of the drainage system where visible, noting the type of system, its condition, and any obvious defects. We recommend that buyers arrange for a drainage specialist to conduct a more thorough investigation, particularly for properties with septic tanks that may require upgrading to meet current regulations.

Flood risk is a consideration for properties in low-lying areas near the River Carey and its tributaries. While Ashwater is not typically subject to severe flooding, we have seen properties affected by surface water flooding after periods of heavy rain. Our survey includes an assessment of the flood risk based on our observations and any visible evidence of past flooding. We note the position of the property relative to watercourses and advise on the need for flood resilience measures where appropriate.