RICS Level 2 Survey in Bickleigh

A RICS Level 2 survey, formerly known as a HomeBuyer Survey, provides a comprehensive visual inspection of the property's accessible areas. Our chartered surveyors examine the overall condition of the property, looking at its structure, walls, roof, windows, doors, and internal fixtures. We assess the condition of walls and partitions, looking for signs of damp, cracking, or structural movement that could indicate underlying problems. The inspection covers the roof space where accessible, examining rafters, joists, and insulation, as well as the condition of roof coverings and chimneys.

In Bickleigh, where many properties are traditional Devon homes built with stone, cob, or thatch, our surveyors pay particular attention to the unique construction methods found in this area. The village sits in the River Exe valley, which historically has been prone to flooding, so we specifically check for signs of water damage, damp penetration, or flood resilience measures. We also examine the condition of thatched roofs, which are a distinctive feature of some Bickleigh properties, looking for wear, deterioration, or potential fire hazards that require specialist attention. Our team understands that cob walls, made from a mixture of subsoil, straw and water, require specific maintenance assessments that differ from modern cavity wall construction.

Our report includes a clear condition rating system for each element of the property, from condition rating 1 (no repair needed) to condition rating 3 (urgent repairs required). We provide practical advice on maintenance issues that should be addressed, estimated costs for any repairs needed, and guidance on how defects might affect the property's value. For properties in Bickleigh's conservation areas or listed buildings, we highlight any special considerations and recommend further specialist inspections where necessary. We always flag any issues that might require a listed building consent or affect your insurance arrangements.

• Structural integrity and wall condition
• Roof, loft space, and chimney inspection
• Damp and moisture assessment
• Windows, doors, and joinery
• Floors, stairs, and ceilings
• Plumbing and electrical visual inspection
• Exterior finishes and drainage
• Conservation and listed building considerations

Bickleigh's unique character comes from its rich history, with properties ranging from medieval farmhouses to Victorian cottages and modern executive homes. The village is particularly known for its collection of historic buildings, including Bickleigh Castle with its Grade I listed gatehouse and Grade II listed chapel, as well as the medieval St Mary's Church which dates back to the 14th century with 12th-century elements. This means a significant proportion of the housing stock in the area is pre-1919, with many properties constructed using traditional methods that differ substantially from modern building techniques.

Traditional Devon construction often involves cob walls, which are made from a mixture of subsoil, straw, and water. While cob buildings can be incredibly durable, they require specific maintenance and can be susceptible to damp if not properly maintained. Similarly, thatched roofs, while beautiful and traditional, require specialist knowledge to assess properly. We examine the condition of thatch, looking for signs of deterioration, wildlife intrusion, or fire damage that might not be immediately visible to an untrained eye. Our surveyors understand these construction methods and know what to look for when inspecting older Bickleigh properties.

The village's position in the River Exe valley also means flood risk is a consideration. Historical records show Bickleigh Bridge was rebuilt in 1809 after severe flood damage, demonstrating the area's vulnerability to river flooding. Our surveyors check for signs of previous flood damage, damp penetration at lower levels, and the condition of any existing flood resilience measures. We also assess drainage around the property, which is essential given the local geology and soil conditions. The underlying geology of Mid Devon includes Carboniferous rocks with limestone, chert and mudstone, which can affect ground conditions and drainage characteristics.

• Check for cob wall condition and maintenance needs
• Assess thatched roof condition and thatcher requirements
• Evaluate flood risk and drainage
• Identify listed building restrictions
• Review historic window and door joinery
• Examine older plumbing and electrical systems

Based on our experience surveying properties throughout the Bickleigh area, there are several issues we encounter regularly that buyers should be aware of. Damp penetration is one of the most common problems, particularly in older properties with solid walls rather than modern cavity wall construction. The River Exe valley location means properties at lower elevations can be more susceptible to rising damp and moisture ingress, especially during the wetter winter months.

Roof condition is another frequent finding, particularly for properties with thatched roofs or older slate and tile coverings. Thatched roofs typically have a lifespan of 40-60 years depending on the quality of materials and maintenance, and we often identify areas of wear that need attention from a qualified thatcher. For properties with original Victorian or Edwardian roofing, we check for slipped tiles, damaged ridge tiles, and the condition of underlying felt or sarking.

Structural movement can also be a concern in older properties, particularly those built on ground with varying soil conditions. While minor settlement cracks are common in period properties, our surveyors are trained to identify signs of more serious structural issues that might require further investigation by a structural engineer. We also commonly find outdated electrical installations and plumbing systems in older Bickleigh homes that may not meet current regulations and would benefit from updating.

Windows and joinery in historic properties often require special attention. Many older Bickleigh homes have original wooden windows that may have deteriorated over decades of exposure to the elements. We assess whether windows can be repaired and restored, which is often preferable for listed buildings where replacement windows require consent. Similarly, external joinery such as fascias, soffits and bargeboards often shows signs of rot in traditional Devon properties.