RICS Level 2 Survey in Brendon and Countisbury

Our RICS Level 2 Survey is specifically designed for properties in the Brendon and Countisbury area, where the housing stock predominantly consists of older traditional buildings constructed before modern building regulations. We conduct a thorough visual inspection of all accessible areas of the property, including the roof, walls, floors, windows, and doors. Our surveyors are experienced in assessing the specific construction methods used in this region, such as solid wall construction using local Exmoor stone, traditional lime mortar pointing, and original timber-framed structures that characterize so many properties in the National Park.

The survey includes a detailed assessment of the property's condition, highlighting any defects or areas of concern that may require attention. We examine the integrity of the building's structure, looking for signs of movement, subsidence, or structural weakness that could affect the long-term stability of the property. Given the riverside location of many properties in Brendon along the East Lyn River, we pay particular attention to potential flood damage and water ingress issues that could affect the property's long-term stability. Our surveyors have seen first-hand how previous flooding events can leave lasting damage to ground floor timbers, plaster finishes, and electrics that may not be immediately visible.

Our inspection covers all major building systems including the condition of the roof coverings, chimney stacks, flashing, and leadwork - all common areas of concern in older properties throughout this area. We also assess the condition of doors, windows, and their fittings, checking for proper operation and security. The survey provides you with a comprehensive understanding of the property's current state, enabling you to make an informed decision about your purchase. We photograph all significant defects and provide clear guidance on what repairs or investigations may be needed before completion.

During our inspection, we specifically look for issues that are prevalent in Brendon and Countisbury properties. This includes checking for signs of timber decay in window frames and floor joists, assessing the condition of aging electrical consumer units, and evaluating whether historic plumbing installations meet current standards. Many properties in the area still have original Victorian or Edwardian-era systems that, while functional, may not meet modern requirements and could require updating shortly after purchase.

• Structural condition assessment
• Roof and chimney inspection
• Damp and moisture analysis
• Electrical and plumbing overview
• Boundary and grounds evaluation
• Energy efficiency advisory

Properties in Brendon and Countisbury present specific challenges that our surveyors are trained to identify through years of inspecting homes throughout this corner of North Devon. The prevalence of traditional stone cottages means that damp issues are frequently encountered, particularly rising damp caused by the age of properties and their solid wall construction. Lime mortar, while traditional and breathable, can deteriorate over time, allowing moisture penetration that leads to internal damp patches and potential timber decay. We've seen numerous properties where the original lime pointing has failed, allowing water ingress that manifests as damp patches on internal walls, particularly during the wet winter months.

Roof conditions represent another significant area of concern in this area. Many older properties feature slate or clay tile roofs that have surpassed their expected lifespan, with slipped tiles, broken ridge tiles, and deteriorating leadwork all commonly identified during our surveys. The exposure to coastal weather conditions from the nearby Bristol Channel accelerates the degradation of roofing materials, making regular inspection essential for property maintenance. We frequently find that ridge tiles have become loose, flashing around chimneys has cracked, and lead valleys have corroded - all issues that can lead to significant water ingress if not addressed promptly.

Timber defects are particularly relevant in Brendon and Countisbury properties, given the age of the housing stock in this area. Woodworm activity, wet rot, and dry rot can all compromise the structural integrity of timber elements including floor joists, roof timbers, and window frames. Our surveyors carefully inspect all accessible timber elements, looking for signs of active infestation or decay that may require specialist treatment. Properties with original timber-framed windows are particularly susceptible to rot at the meeting rails and bottom rails, where moisture can accumulate over years of exposure to the elements.

Electrical and plumbing systems in older properties often require attention, as many homes in this area still have original installations that may not meet current regulations. We commonly find outdated consumer units, ancient rubber-sheathed cabling, and galvanized steel or lead plumbing that will need upgrading. While these systems may appear to work adequately on a day-to-day basis, they often fall well below modern standards and represent a safety consideration that buyers should be aware of before completing their purchase.

• Rising and penetrating damp
• Roof tile slippage and deterioration
• Timber rot and woodworm
• Outdated electrical systems
• Plumbing and heating system age
• Solid wall insulation issues