RICS Level 2 Survey Broadhembury, East Devon

Our RICS Level 2 Survey, also known as the HomeSurvey, provides a thorough inspection of the property's condition with a focus on significant issues that affect value or safety. The survey includes a detailed visual inspection of all accessible areas of the property, from the roof structure down to the foundations. Our chartered surveyors examine the walls, floors, ceilings, doors, and windows, assessing their current condition and identifying any defects that require attention. The report categorises issues by severity, highlighting urgent defects that need immediate attention alongside matters that may require future maintenance.

In Broadhembury, where many properties are of traditional construction using cob walls and thatched roofs, our inspectors pay particular attention to the unique characteristics of these older buildings. We assess the condition of thatch roofing, which requires specialist knowledge to evaluate properly, and examine cob walls for signs of cracking, erosion, or damp penetration. The survey also covers the property's services, including electrical, gas, and plumbing installations, though we always recommend separate professional inspections for these systems. Our report provides clear, jargon-free guidance on any issues discovered, helping you understand exactly what you're purchasing and what investment may be needed.

The RICS Level 2 Survey is suitable for conventional properties in reasonable condition, including detached houses, semi-detached properties, terraced houses, and flats. While the survey is not invasive, our inspectors will move furniture and lift trap doors where it is safe to do so, gaining access to hidden areas to provide a comprehensive assessment. For properties in Broadhembury that are particularly old, listed, or in poor condition, we may recommend a RICS Level 3 Survey, which provides a more detailed structural assessment. Our team will advise you on the most appropriate survey level based on the property you are purchasing.

Our survey reports use a clear traffic light rating system that instantly communicates the severity of any issues discovered. Properties in Broadhembury frequently receive attention ratings for traditional construction elements, particularly where maintenance has been deferred or where original features have been inappropriately modified. The report includes estimated repair costs where these can be reasonably assessed, giving you a realistic understanding of the investment required to maintain or restore the property.

• Visual inspection of all accessible areas
• Roof, walls, floors, ceilings, and windows
• Assessment of building defects and maintenance needs
• Evaluation of traditional construction (cob, thatch)
• Traffic light condition rating system
• Clear recommendations and estimated repair costs

Broadhembury is renowned for its distinctive architectural heritage, with many properties constructed from cob, a traditional building material made from earth, straw, and water. Cob walls are a characteristic feature of the village, providing excellent thermal mass but requiring specific maintenance to prevent damp and erosion. Our surveyors are experienced in assessing these traditional structures, identifying common issues such as cracking, damp penetration, and deterioration of lime mortar pointing. We understand how these buildings perform in the local climate and can advise on appropriate maintenance regimes.

Thatched roofing is another prominent feature of Broadhembury properties, with many cottages featuring traditional thatch roofs that can be several hundred years old. Thatch requires specialist assessment, and our inspectors are trained to identify signs of wear, water penetration, and timber frame deterioration that commonly affect these roofs. Properties with thatched roofing may have additional insurance considerations, and our report highlights any concerns that you may need to discuss with your insurance provider. The age and construction type of many Broadhembury properties mean that defects, if present, can be more complex than in modern buildings, making a thorough survey essential.

The local geology in the broader Devon region presents specific challenges for property owners. The area sits on clay-rich soils that are susceptible to shrink-swell movement, particularly during periods of drought or excessive rainfall. Our surveyors are aware of how these ground conditions can affect older properties, especially those with shallow foundations or trees growing close to the building. We have identified subsidence issues in several Broadhembury properties where tree roots have compromised the stability of cob foundations, and our reports provide specific recommendations for addressing these matters.

Beyond the traditional construction, Broadhembury has seen some modern development, though the village remains largely characterised by its historic core. Properties constructed in recent decades will have different characteristics and potential issues, typically related to standard building defects rather than the unique concerns of historic properties. Our surveyors adapt their inspection approach based on the property type, ensuring that each survey addresses the most relevant issues. Whether your property is a 16th-century thatched cottage or a more recent construction, our team has the expertise to provide a comprehensive assessment.

• Cob wall construction and maintenance
• Thatched roof condition assessment
• Lime mortar pointing condition
• Damp and condensation issues
• Timber frame deterioration
• Specialist insurance considerations
• Ground stability and subsidence risk

While Broadhembury village itself has limited new build development, the surrounding East Devon area has seen significant housing growth in recent years. Nearby towns including Cullompton, Tiverton, Wellington, and Gittisham have seen new housing estates developed, with schemes such as Mill Gardens by Persimmon Homes and The Meadows by Bloor Homes in Cullompton, Blundell's Grange by Redrow in Tiverton, and Jurston Fields by CG Fry & Son in Wellington. If you are considering a property in one of these nearby developments, our surveyors can provide the same thorough assessment.

It is worth noting that even new build properties can benefit from a RICS Level 2 Survey. Construction defects can occur regardless of a property's age, and our inspectors are trained to identify issues such as inadequate insulation, drainage problems, or finishing defects that may not be apparent to the untrained eye. New build properties in the surrounding area have been found to have issues with window installations, roof detailing, and internal finishes that warrant attention.

A proposed development of 10 houses opposite the Memorial Hall in Broadhembury (planning application 23/2538/OUT) is currently under consideration as part of the East Devon District Council's Local Plan. However, this development is not yet active and has faced opposition due to potential impact on the Conservation Area. For buyers interested in new build properties within Broadhembury itself, there are currently no active developments in the village's immediate postcode area (EX14 3XX).