RICS Level 2 HomeBuyer Survey in Colyford

Colyford's housing stock presents unique challenges that make a professional RICS Level 2 survey essential. The village contains numerous historic buildings, including the Grade II listed Old Manor House dating from the early 16th century, Lyme Cottage from the 17th or 18th century, and the distinctive Colyford Filling Station built in 1927-28 with its rendered brick and half-timbered design. These period properties often feature traditional construction methods such as stone rubble walls, thatched roofs, and cob-style building techniques that require experienced surveyors to assess properly. Our team has inspected many of these historic properties and understands the specific issues that arise with traditional West Country construction.

The local geology presents additional considerations for property buyers in Colyford. While Colyford is not in the highest-risk clay soil zone of southern England, the general presence of clay-rich soils in the Devon region means that shrink-swell behaviour could affect foundations, particularly in older properties that were not built with modern ground movement considerations. Our surveyors understand these local geological characteristics and know what to look for when inspecting properties in this area, from subtle crack patterns in walls to signs of previous subsidence movement.

Flood risk is another factor specific to Colyford that our surveyors address. The River Coly runs through the village, and properties along Chantry Bridge, Road Green, Cole's Mill, and the A3052 corridor face potential flooding, particularly near the White Hart Inn and Colyvale Caravan Park. The Environment Agency has issued flood warnings for this area in the past, and a Level 2 survey will note flood risks and recommend appropriate investigations if the property lies within the flood warning area. We specifically check for signs of previous flooding such as water marks on walls, dampness in ground-floor rooms, and the condition of any flood mitigation measures.

Living in a conservation area brings additional considerations for Colyford property buyers. The Colyford Conservation Area, designated by East Devon District Council, includes numerous listed buildings and properties subject to specific planning restrictions. Our surveyors understand how listed building status and conservation area constraints affect what repairs and alterations are permitted, and we flag these considerations in our reports so you can plan accordingly.

• Period property construction
• Conservation area restrictions
• Flood risk assessment
• Structural movement potential
• Listed building considerations

The Colyford area is seeing ongoing new development activity, making professional surveys equally important for modern properties. The Maple Cross development by Wain Homes and Livewest is located on Sidmouth Road in the EX24 6NR postcode, immediately adjacent to Colyford. This development offers 2, 3, 4, and 5-bedroom new homes with prices starting from £264,950. Properties feature modern construction including air source heat pumps and EV charging points, with shared ownership options available through Livewest. Even new-build properties benefit from a Level 2 survey to verify construction quality and identify any defects before the warranty period expires.

Proposed developments in the area include a significant scheme by Baker Estates for 130 houses to the east of Harepath Road, between Seaton and Colyford. This site forms part of the Seaton/Colyford Green Wedge, and planning amendments in July 2024 proposed a spine road connecting Harepath Road to Colyford Road. Another proposal by Kilo Properties Ltd includes retail units and a drive-thru restaurant on land adjacent to Harepath Road. These future developments may affect existing property values and flood risk in the area, making it important to consider the broader development context when purchasing in Colyford.

Our surveyors inspect new-build properties with the same thoroughness as period homes. We check the quality of materials, the installation of fixtures and fittings, the effectiveness of insulation, and the condition of external works. For properties at the Maple Cross development or other new builds in the Colyford area, we pay particular attention to defects that can occur in newly constructed properties, such as shrinkage cracks, inadequate ventilation, and issues with window and door installations.

• Maple Cross (Wain Homes) - new homes on Sidmouth Road
• Proposed Baker Estates development - 130 houses at Harepath Road
• Adjacent new builds in Colyton EX24 area
• Modern construction methods and materials verification

Based on housing condition data for East Devon, approximately 10% of homes experience damp or condensation issues, which is slightly above the national average. This is particularly relevant for Colyford's older properties that may lack modern damp-proof courses or adequate ventilation. Our surveyors check for rising damp, penetrating damp, and condensation problems, paying special attention to cellars, ground-floor rooms, and areas with limited air circulation. In period properties with solid walls, lack of insulation can exacerbate condensation issues, and we note these findings alongside recommendations for improvement.

Timber decay is another common finding in period properties throughout Colyford. Dry rot and wet rot can develop in damp conditions, and woodworm infestations may be present in older timbers. The traditional construction methods used in many Colyford homes, including stone rubble walls and thatched roofs, require specific expertise to assess correctly. Our surveyors understand these construction methods and can identify problems that might be missed by less experienced inspectors, such as rot in hidden roof timbers or structural issues with traditional ceiling constructions.

Outdated electrical systems and plumbing are frequently identified in properties built before modern regulations. Wiring installed before the 1990s may not meet current safety standards, and older plumbing systems may have corroded pipes or low water pressure. These issues can be expensive to rectify and are important factors in your purchasing decision. The survey will flag these concerns and recommend further inspections by qualified electricians and plumbers where necessary.

Roof defects are particularly common in Colyford due to the age of many properties and the exposure of the East Devon location. Missing or broken tiles, sagging rooflines, and inadequate insulation are frequently identified issues. For properties with thatched roofs, which are a feature of the area, our surveyors assess the condition of the thatch, looking for signs of deterioration, vermin damage, or fire safety concerns that may require specialist inspection by a thatching professional.

• Rising and penetrating damp
• Timber decay and woodworm
• Roof defects and deterioration
• Outdated electrical systems
• Poor insulation
• Structural movement
• Thatched roof condition (period properties)