RICS Level 2 Survey in Bradninch

Our RICS Level 2 Survey provides a thorough inspection of all accessible parts of the property, giving you a clear red-amber-green rating for each major element. We check the condition of walls, roofs, floors, doors, windows and ceilings, along with the plumbing, electrical systems and heating. Our report includes a market value assessment and rebuild cost for insurance purposes, which is particularly important given the rising cost of materials and labour in the current construction industry.

For Bradninch properties, our inspectors pay particular attention to issues commonly found in older buildings. Many properties in this area feature traditional solid walls rather than modern cavity wall construction, which can be more susceptible to damp penetration. We will assess any existing damp-proof courses and advise on ventilation requirements. The age of the local housing stock also means we carefully examine roof conditions, as slate and tile roofs from the Edwardian and Victorian eras often require maintenance or renewal.

We inspect the electrical installations and will recommend a qualified electrician to conduct a more detailed test if we find any concerns. Similarly, we assess the plumbing system, checking for any signs of leaks, corrosion or outdated materials. Our surveyors will also examine any outbuildings, garages and the general condition of the property's boundaries, giving you a complete picture of what you are purchasing.

The local geology in Devon, which includes clay-rich soils in some areas, means that shrink-swell movement can affect foundations, particularly in properties with shallower traditional footings. While major structural movement is uncommon in Bradninch, our surveyors will look for signs of historic movement such as cracked plaster, uneven floors or sticking doors, and advise whether further structural engineering investigation is needed.

• Structural walls and foundations
• Roof structure and coverings
• Damp proofing and ventilation
• Electrical and gas installations
• Plumbing and drainage systems
• Windows, doors and joinery

The Bradninch housing market presents unique challenges that a standard mortgage valuation simply cannot address. With 45% of properties being detached and a significant proportion built before 1911, the age and construction type of homes here require experienced eyes to identify potential problems. A mortgage valuation only confirms that the property provides adequate security for the lender, it does not inspect the property's condition or identify defects that could cost you thousands in repairs.

Bradninch sits within the Culm valley, and the River Culm runs close to the town centre, creating flood risk for lower-lying properties. Surface water flooding is also a concern during periods of heavy rainfall, particularly in areas with older drainage systems. Our surveyors will identify if the property lies within a flood risk zone and provide guidance on necessary protections and insurance considerations. This environmental assessment is a crucial part of our inspection that many buyers in Bradninch overlook until it is too late.

The town also has a designated Conservation Area with numerous listed buildings along Fore Street and Church Street. If you are considering purchasing a property within or near these heritage areas, our survey will highlight any conservation considerations that may affect your renovation plans or insurance requirements. Understanding these restrictions before you purchase can save significant headaches down the line.

Given that house prices in Bradninch were around 12% down on their 2022 peak of £352,544, buyers today have an opportunity to enter the market at a more accessible price point. However, this makes it even more important to ensure you are not inheriting expensive repair bills that could outweigh any savings on the purchase price. Our detailed survey report gives you the leverage to negotiate either a price reduction or seller contributions towards necessary repairs.

The housing stock in Bradninch presents several common issues that our surveyors frequently identify. Given that a significant proportion of properties were built before 1911, damp is one of the most prevalent problems we encounter. Rising damp occurs when moisture from the ground travels up through porous brickwork or stonework, while penetrating damp often results from damaged roof coverings, defective gutters or cracked render. Our inspectors will identify the type and cause of any dampness and recommend appropriate remediation.

Roof defects are another frequent finding in period Bradninch properties. Slate roofs, common on older buildings, can suffer from slipped or broken tiles, deterioration of lead flashing and decay in timber rafters. We have seen numerous properties where inadequate maintenance has led to water ingress that damages ceilings and internal timbers. Our surveyors will assess the overall roof condition and flag any areas requiring immediate attention.

The local geology in Devon, which includes clay-rich soils in some areas, means that shrink-swell movement can affect foundations, particularly in properties with shallower traditional footings. While major structural movement is uncommon, our surveyors will look for signs of historic movement such as cracked plaster, uneven floors or sticking doors, and advise whether further structural engineering investigation is needed.

Outdated electrical systems are frequently identified in Bradninch period properties. Many homes built in the Victorian and Edwardian eras still have their original wiring, which may not meet current safety standards and could pose a fire risk. We will visually inspect the consumer unit and any visible wiring, recommending a qualified electrician for a more detailed Electrical Installation Condition Report (EICR) if needed.

• Rising and penetrating damp
• Roof tile/slate deterioration
• Timber decay and woodworm
• Outdated electrical wiring
• Structural movement cracks
• Defective gutters and downpipes

When you receive your RICS Level 2 Survey report, you will find it clearly structured with easy-to-understand ratings. Each element of the property receives a rating from one to three, indicating its condition: one for good condition, two for requiring some attention, or three for requiring urgent repair. This system allows you to quickly identify the most serious issues that need addressing.

The report also includes an Executive Summary that highlights the most important findings in plain English, ideal for sharing with your solicitor or mortgage lender. We provide clear recommendations on what action to take, whether that involves obtaining specialist quotes for repairs, discussing issues with the seller or instructing a structural engineer for further investigation. Our team is available to talk through any aspect of the report that you would like explained in more detail.

Beyond the ratings, our report provides valuable context about the property's construction and location. We explain how the local geology and soil types in the Bradninch area may affect the property, and we flag any environmental risks such as flood zones that you should be aware of. This holistic approach ensures you have all the information needed to make an informed decision about your purchase.