RICS Level 2 Survey in Bickleigh

Our RICS Level 2 Survey (formerly called the HomeBuyer Report) is designed for properties in reasonable condition. The inspection covers all accessible areas of the property, including the roof space, walls, floors, windows, doors, and plumbing and electrical systems. In Bickleigh, where many properties are older or listed, our surveyors pay particular attention to traditional construction features such as thatched roofs, stone walls, and historic joinery. We work from inside the property and from ground level outside, using our trained eyes to spot issues that might not be visible to the untrained observer.

We inspect the condition of the property's exterior, including walls, roofs, gutters, and foundations. Our report includes a clear traffic light rating system that shows which areas require urgent attention (red), which have minor issues (amber), and which are in good condition (green). For properties near the River Exe, we note any signs of past flooding or damp issues that are particularly relevant in this riverside village. We examine the external ground levels and drainage to identify any potential problems with water ingress, which is especially important in properties located in the valley.

The Level 2 survey also includes a market valuation and an insurance reinstatement figure, giving you confidence that you're paying a fair price for the property. If we're asked to arrange a valuation, we verify current market conditions in Bickleigh and compare your property against similar homes that have sold locally. This helps you negotiate with confidence if significant defects are found. Our valuation takes into account the unique characteristics of Bickleigh properties, including their Conservation Area status, listed building status, and proximity to the River Exe.

Our inspection also includes a visual assessment of damp and timber decay, which is crucial for properties in Bickleigh where older construction methods and the proximity to the River Exe can lead to moisture-related issues. We look for signs of penetrating damp, rising damp, and wood rot, particularly in areas where water might collect or where ventilation is limited. While we don't carry out invasive damp testing, our visual assessment is comprehensive and draws on years of experience inspecting Devon properties.

• Roof and loft condition
• Wall structure and damp checks
• Windows, doors, and joinery
• Plumbing and electrical basics
• Damp and timber decay assessment
• Market valuation (when requested)
• Flood risk visual assessment

Bickleigh is a picturesque village with a rich architectural heritage that sets it apart from many other areas in Devon. The village centre features several listed buildings, including the historic Bickleigh Bridge from the early 17th century and Bickleigh Castle with its Grade I listed Gatehouse and Grade II* Chapel. Many residential properties in the area are period homes built using traditional methods that differ significantly from modern construction. Understanding these older buildings requires specific expertise that our RICS surveyors bring to every inspection. We've surveyed dozens of properties in Bickleigh and understand the specific characteristics of homes built in this area.

The village sits in the River Exe valley, which means properties here can be affected by flood risk despite the current very low flood risk rating. The River Exe from Tiverton to Exeter, including Bickleigh, is a designated flood warning area, and historical flood warnings have been issued for this area, including flooding at Bickleigh Bridge in January 2023. Our surveyors pay close attention to any signs of damp, water staining, or past flooding damage when inspecting properties near the river. We check flood defenses, ground levels, and drainage around the property to give you a complete picture of any moisture-related risks that might affect your purchase.

Thatched roofs are a distinctive feature of Bickleigh's architectural character, and many properties in the village feature traditional thatch. Our inspectors assess the condition of thatch, looking for signs of wear, moss growth, or structural issues that could lead to leaks. We also examine the condition of stone walls, which are common in older properties throughout the village and surrounding area. These traditional materials require specific knowledge to assess accurately, and our team has extensive experience with Devon properties. We know what to look for in a thatched cottage, from the condition of the ridging to signs of water penetration.

If you're purchasing a property in one of Bickleigh's newer developments or recently constructed homes, our Level 2 survey still provides valuable assurance. Even newer properties can have defects, and having an independent inspection gives you before committing to what is likely one of the largest purchases you'll ever make. We check that any recent construction meets current building regulations and identify any issues with the build quality that might not be apparent during a viewing. Our survey can reveal problems that aren't visible during a casual inspection, giving you the information you need to make an informed decision.

The Bickleigh Parish Neighbourhood Plan recognises the village's character and includes provisions for new development within the parish. While specific new-build developments in Bickleigh are limited, any newer properties in the area will still benefit from our thorough inspection approach. We understand that even modern properties can have issues, whether related to construction quality, materials used, or design flaws that become apparent over time.