RICS Level 2 Survey in Cheriton Bishop

A RICS Level 2 Survey, also known as a HomeBuyer Report, provides a comprehensive assessment of a property's condition focusing on issues that affect value and safety. Our inspectors examine the main structural elements including walls, floors, ceilings, and the roof structure, while also assessing the condition of joinery, finishes, and building services. The survey follows RICS guidelines precisely, ensuring you receive a consistent and professional assessment regardless of which property you choose. We use the standardised RICS methodology that has been developed over decades to provide consistency across thousands of surveys nationwide.

In Cheriton Bishop, where many homes date back to the pre-1919 period and feature traditional construction methods, our surveyors pay particular attention to the unique characteristics of local properties. This includes assessing the condition of traditional Devon stone walls, examining thatch or slate roofing common to older cottages, and evaluating any modifications made to historic farmhouses over the years. We also check for signs of movement or structural issues that might be hidden behind period features. Many properties in the village centre, particularly those along Church Lane and around St Mary's Church, are Listed Buildings requiring careful assessment of their historic fabric.

The resulting report provides a clear traffic-light rating system showing condition ratings of Acceptable, Not Inspected, Not Repaired, or Requires Attention for each element surveyed. This straightforward approach helps you quickly identify which issues need immediate attention and which are suitable for ongoing monitoring. For properties in Cheriton Bishop's conservation area, we specifically note any issues that may affect listed building status or require consideration by the local planning authority. The traffic light system makes it easy to prioritise repairs and negotiate with sellers based on the survey findings.

Our Level 2 Survey also includes a market valuation and an insurance reinstatement figure, which proves useful for mortgage purposes and when arranging buildings insurance. The valuation is based on our analysis of current market conditions in Cheriton Bishop and the wider Mid Devon area, taking account of recent sales data and local property trends. This additional information helps you understand the property's true worth market and ensures you're not overpaying for your new home.

• Structural walls and foundations
• Roof structure and covering
• Windows, doors, and joinery
• Damp and moisture assessment
• Timber condition (woodworm, rot)
• Plumbing and electrical services
• Drainage and drainage systems
• Energy efficiency matters

The geological conditions in Cheriton Bishop present specific challenges for property owners. The local area sits on Permian sandstones and mudstones, with clay-rich soils that can experience shrink-swell movement depending on weather conditions. Our surveyors are trained to look for signs of subsidence or heave that might indicate foundation movement, particularly in properties with shallow foundations or those with trees nearby that may be drawing moisture from the soil. The Teignbridge district, where Cheriton Bishop is located, has areas with moderate to high shrink-swell risk, making foundation assessment particularly important for buyers in this area.

The age of much of the housing stock means that damp problems frequently appear in our surveys. Traditional properties built with solid walls lack the cavity wall construction found in modern homes, making them more susceptible to rising damp and penetrating damp, especially during the wet Devon winters. We check damp-proof courses, look for evidence of water ingress, and assess ventilation to identify properties where damp might become a significant issue. Properties in lower-lying areas near the River Teign and its tributaries are particularly prone to damp penetration during periods of heavy rainfall.

Roof conditions also feature prominently in Cheriton Bishop surveys. Many properties feature traditional slate or thatched roofing that requires ongoing maintenance and specialist knowledge to assess properly. We examine tiles and slates for damage, check pointing and leadwork, and for thatched properties, we note the condition of the ridging and any signs of deterioration that might require specialist attention. The age of these roofing materials means that replacement or significant repair may be needed within the coming years. Properties in the conservation area may require planning permission for roof repairs or replacements, which we always note in our reports.

Timber defects represent another common finding in this area. The combination of age, traditional construction, and sometimes inadequate ventilation means that woodworm, wet rot, and dry rot can affect structural timbers, floor joists, and roof structures. Our inspectors probe accessible timber to assess its condition and identify any active infestation that needs treatment before it spreads further. This is particularly important in older farmhouses and cottages where original oak beams and ceiling joists may have been in place for over a century.

Outdated electrical and plumbing systems are frequently identified in Cheriton Bishop properties. Many homes still have original wiring from the 1960s or earlier, which may not meet current Part P building regulations and could pose a fire risk. Similarly, lead pipes or old galvanised steel plumbing found in pre-war properties can affect water quality and pressure. Our survey includes a visual assessment of these services, flagging any obvious concerns that should be investigated by qualified electricians or plumbers before completion.

The Cheriton Bishop property market has seen modest price adjustments recently, with overall values decreasing by approximately 0.76% over the past twelve months. Despite this, property prices remain substantial, with detached homes averaging over £526,000. Given these investment levels, a professional survey represents a small but crucial step in protecting your financial interests and ensuring you understand exactly what you're purchasing. With only approximately 12 properties sold in the last twelve months, the market is relatively active but limited, making it even more important to ensure you're making the right choice with your property investment.

The village's location near the River Teign means that flood risk is a consideration for some properties, particularly those in lower-lying areas close to watercourses. Our surveyors assess the property's flood risk and note any visible signs of previous flooding or water damage. While not a substitute for a detailed flood risk assessment, our survey provides initial observations that can guide your further investigations if needed. The Environment Agency provides detailed flood risk maps for the area, and we always recommend buyers check these alongside our survey findings.

For properties within the Cheriton Bishop Conservation Area, our survey notes features of architectural or historic interest and identifies any visible issues that might affect the property's character. This is particularly valuable for buyers who may be unfamiliar with the responsibilities that come with owning a period property in a conservation area, including restrictions on alterations and the need for sympathetic maintenance. The conservation area covers much of the historic village centre, including properties around the church and along the main village street.

With a population of approximately 670 residents across roughly 290 households, Cheriton Bishop is a tight-knit rural community where properties can change hands less frequently than in urban areas. This means that when a property does come onto the market, it may have been decades since it was last professionally assessed. Our Level 2 Survey provides you with an up-to-date, independent evaluation of the property's condition that takes account of any changes or deterioration that has occurred since the last sale. For properties that haven't been surveyed in twenty or thirty years, this can reveal significant issues that would otherwise remain hidden until they become serious problems.