RICS Level 2 Survey in Buckland-Tout-Saints

Our RICS Level 2 Survey in Buckland-Tout-Saints provides a comprehensive visual inspection of all accessible areas of the property. We examine the condition of the roof structure, including any slate tiles common to properties in this part of South Devon, along with flashings, chimneys, and verges. Our inspectors assess the external walls, noting the condition of stonework, render, and any signs of movement or deterioration that might indicate structural concerns. The inspection covers both the front and rear of the property, including any extensions or attached outbuildings that form part of the main structure.

Inside the property, we check the condition of floors, walls, and ceilings, looking for signs of damp, cracking, or timber defects that frequently affect older properties in the South Hams area. We examine the electrical and plumbing installations where visible, noting any obvious deficiencies or areas that will require further investigation by specialists. The report also covers the condition of windows, doors, and joinery, alongside any fitted kitchen equipment and bathroom fixtures. We assess the operation of all windows and doors, checking for draughts, damaged seals, or compromised security features.

Given the prevalence of traditional stone-built properties in Buckland-Tout-Saints, our surveyors pay particular attention to the integrity of solid wall construction, the condition of lime mortar pointing, and any evidence of moisture penetration through stonework. Many properties in this area, including the Victorian gatekeeper's lodges and traditional cottages, were built with solid walls that lack the damp-proof courses found in modern construction. This makes damp assessment a critical part of our inspection, particularly at ground floor level where rising damp can affect walls and floors. We use our experience to identify signs of historic damp treatment, potential ongoing moisture issues, and inadequate ventilation that could lead to condensation problems.

We also assess the condition of any boundary walls, outbuildings, and the general grounds of the property, which in this rural village may include substantial gardens or paddocks. For properties located near Bowcombe Creek or the lower valleys leading to the Kingsbridge Estuary, we note the proximity to watercourses and any indicators of past flooding or flood risk. Our surveyors understand how the local topography and geology can affect properties in this area, and we include relevant observations in your report to help you make an informed decision about your purchase.

• Roof structure and covering
• External walls and render
• Damp and moisture penetration
• Timber defects and rot
• Electrical and plumbing visible installations
• Windows and doors
• Boundary walls and outbuildings
• Grounds and flood risk assessment

Properties in Buckland-Tout-Saints and the surrounding South Hams area present several common issues that our surveyors frequently identify during inspections. The traditional stone construction common to this area, while visually appealing and characterful, often lacks the damp-proof courses found in modern properties. This can lead to rising damp affecting ground floor walls and floors, particularly during the wet Devon winters when moisture levels in the ground remain high. We regularly find evidence of previous damp treatment, often with outdated or ineffective methods that may need re-instating or upgrading.

Slate roofs are a hallmark of properties in this part of South Devon, but age and exposure to coastal weather can cause deterioration. Our inspectors regularly find slipped or broken slate tiles, damaged lead flashing around chimneys and valleys, and deteriorating mortar pointing to verges and ridge tiles. These defects can allow water penetration that leads to internal damp patches, timber decay in roof structures, and more extensive repair costs if left unattended. Properties in elevated positions, like many in Buckland-Tout-Saints, may be particularly exposed to wind and rain, accelerating roof covering deterioration. The use of traditional lime mortar in older properties, while historically appropriate, requires more regular maintenance than modern cement-based mortars.

Many properties in Buckland-Tout-Saints date from the Victorian period or earlier, meaning original electrical wiring and plumbing may still be in place or only partially updated. We note the condition of consumer units, the presence of modern earthing, and the type of plumbing materials used. Properties with original cast iron soil stacks or lead water pipes will typically require updating to meet current standards. We frequently identify outdated electrical installations that do not comply with current regulations, including the absence of residual current device (RCD) protection and inadequate bonding. These issues, while not covered in detail in a Level 2 Survey, are flagged for further investigation by qualified electricians and plumbers.

The rural setting of Buckland-Tout-Saints, while idyllic, brings its own considerations. Properties in valleys leading down to Bowcombe Creek and the Kingsbridge Estuary may face flood risk during periods of heavy rainfall or high tides. Our surveyors note the proximity of the property to watercourses and any evidence of previous flooding. We also assess ground conditions for potential movement, as clay-rich soils in parts of Devon can cause subsidence or heave affecting older properties with shallow foundations. Properties with large gardens or paddocks may also have septic tanks or private water supplies that require specific checks and compliance with current regulations.

The property market in Buckland-Tout-Saints and the surrounding South Hams area has shown strong growth, with prices increasing by 13.3% over the last 12 months. With average detached property values exceeding £425,000 and individual sales sometimes reaching over £2 million, the financial stakes involved in purchasing property here are substantial. A RICS Level 2 Survey provides essential protection for your investment, revealing any defects or potential issues before you commit to the purchase. The cost of a survey is minimal compared to the potential cost of unexpected repairs to a period property.

Many properties in Buckland-Tout-Saints are constructed using traditional methods that differ significantly from modern building standards. Solid stone walls, traditional lime mortar pointing, and original timber frame elements require specific knowledge to assess accurately. Our surveyors understand these construction methods and can identify issues that a standard mortgage valuation would miss. The prevalence of older properties in this area means that defects are frequently found during our inspections - issues that are not visible during a basic valuation but could cost significant sums to remedy. Properties in this area often have historical alterations and extensions that may not have been properly documented or building control approved.

The village's location at the head of the Kingsbridge Estuary, while beautiful, also brings specific considerations for property buyers. Properties with views over the water or access to the estuary may face different risks than those in more inland locations. Our surveyors consider these local factors when inspecting properties in Buckland-Tout-Saints, providing you with a comprehensive assessment that takes account of the specific characteristics of this area. Whether you are purchasing a family home, a retirement property, or a holiday let investment, our detailed survey gives you the confidence to proceed with your purchase based on full knowledge of the property's condition.