RICS Level 2 Survey in Burlescombe

Burlescombe sits in a picturesque part of Mid Devon, with a housing mix that reflects its rural character and history. The village and surrounding parish contain a significant number of older properties, many of which are listed buildings or sit within the designated conservation area around the historic core. According to census data for the wider Mid Devon district, approximately 45.1% of properties are detached homes, with 30.5% semi-detached, 16% terraced, and 8.4% flats or maisonettes. This mix means that buyers will encounter properties ranging from modern constructions to historic farmhouses and cottages that may be over 100 years old.

The local geology presents specific considerations for property buyers. The area is underlain by Permian and Carboniferous rocks, including sandstones, mudstones, and shales, with superficial deposits along river terraces and low-lying areas. The clay-rich soils derived from these mudstones create a moderate to high shrink-swell risk, particularly during periods of drought or when mature trees are located close to foundations. Our surveyors are experienced in identifying the signs of subsidence and movement that can affect properties in this part of Devon, checking for cracking patterns, door and window sticking, and uneven floors that may indicate foundation issues.

Properties in Burlescombe also face flood considerations. The village lies near the River Culm, and properties in the floodplain carry associated risks. Additionally, surface water flooding can occur along natural drainage paths and low-lying areas after heavy rainfall. A RICS Level 2 Survey includes an assessment of these environmental risks, ensuring you have a complete picture before completing your purchase. We check the property's position relative to watercourses, examine drainage patterns in the surrounding land, and note any evidence of previous flooding that might not be immediately obvious.

The age of much of Burlescombe's housing stock means that many properties will have been built before modern building regulations were introduced. This brings specific challenges including the absence of damp proof courses, limited insulation, and outdated electrical and plumbing systems. When we inspect these older properties, we pay particular attention to how they have been modified over the years and whether any alterations may have introduced new problems or compromised the original structure. The combination of traditional construction methods and the age of many homes makes a professional survey particularly valuable for buyers in this area.

• Traditional stone and cob construction
• Clay soil subsidence risk
• River Culm flood risk
• Conservation area restrictions
• Older property defects
• Listed building considerations

Our experience surveying properties throughout Mid Devon means we know exactly what to look for when inspecting homes in Burlescombe. The older housing stock, which makes up a significant proportion of properties in the area, often presents issues related to damp. Rising damp, penetrating damp, and condensation are frequently found in properties built before modern building regulations introduced effective damp proof courses and ventilation systems. Stone and cob walls, while historically appropriate for the area, can be particularly susceptible to damp penetration if not properly maintained. We check for staining, salt efflorescence, and damaged plaster that may indicate ongoing damp problems.

Timber defects are another common finding in local properties. Woodworm, wet rot, and dry rot can affect roof structures, floor joists, and window frames, particularly in properties where maintenance has been deferred. The traditional slate and clay tile roofs found on many Burlescombe homes can develop leaks, slipped tiles, or deteriorated lead flashing over time. Our surveyors pay particular attention to these elements, as roof repairs can be expensive and water ingress can cause extensive damage to internal finishes. We lift accessible loft hatch coverings where safe to do so and inspect the roof structure from within the accessible areas.

Electrical and drainage systems in older properties often require upgrading to meet current safety standards. Wiring installed before the 1980s may not cope with modern electrical demands and could pose a fire risk. Similarly, older drainage systems using clay or iron pipes may be prone to blockages, leaks, or root intrusion. These issues are identified in our survey reports, allowing you to factor remediation costs into your purchase decision. We note the age and condition of consumer units, check for adequate earthing, and assess the general condition of visible pipework and drainage outlets.

The clay soils underlying much of the Burlescombe area can cause foundation movement, particularly in properties with shallow foundations or those affected by trees too close to the building. We look for signs of subsidence including cracking patterns (especially diagonal cracks), doors and windows that stick or do not close properly, and uneven or bouncy floors. While some movement may be minor and acceptable, significant foundation issues can be extremely costly to rectify and our survey will identify where further investigation by a structural engineer may be necessary.

• Rising and penetrating damp
• Timber rot and woodworm
• Roof leaks and tile damage
• Outdated electrical systems
• Drainage problems
• Foundation movement and subsidence

While a RICS Level 2 Survey is suitable for most properties in Burlescombe, certain situations call for the more detailed RICS Level 3 Building Survey. If you are purchasing a listed building, which there are several in Burlescombe including the Church of St Mary, Burlescombe Manor, and various farmhouses and cottages, a Level 3 Survey is strongly recommended. These properties often have complex construction details, historic building materials, and specific legal protections that require expert assessment. The Level 3 survey provides a much more detailed analysis of the property's construction and condition, including opening up of areas where necessary to assess hidden defects.

Properties within the Burlescombe Conservation Area also benefit from the more comprehensive Level 3 Survey. These homes may be subject to restrictions on alterations and require specialist knowledge of historic building conservation. A Building Survey provides the detailed analysis needed to understand the full scope of any works required, both now and in the future, including any implications for Listed Building Consent. This is particularly important if you are planning to make changes to the property, as failing to obtain the correct consents can result in fines and difficulty selling the property later.

For conventional modern properties in good condition, the RICS Level 2 Survey provides excellent value. It identifies all significant defects, gives you confidence in your purchase decision, and provides a solid foundation for any negotiations with the seller. With property prices in Burlescombe averaging over £340,000, the cost of a survey is a small investment that can save you significant money and stress in the long run. Whether you are buying your first home or moving to a larger property, a RICS Level 2 Survey gives you the information you need to proceed with confidence.

If you are unsure which survey is right for your property, our team is happy to discuss your specific situation and recommend the most appropriate option. We know the Burlescombe area well and can advise whether a Level 2 or Level 3 survey would be most suitable based on the type and age of property you are purchasing. Simply contact us with the property details and we will provide a recommendation tailored to your needs.