RICS Level 2 Survey in Combe Martin

Combe Martin's position as a sought-after coastal village in North Devon means that properties here range from traditional stone-built cottages dating back centuries to more modern developments. The village's popularity with retirees, holiday home buyers, and those seeking a coastal lifestyle means that property transactions regularly involve properties with unique characteristics that require expert assessment. Our chartered surveyors understand the specific challenges that come with properties in this area, from the effects of coastal weather on building materials to the common issues found in older period properties.

The local housing stock in Combe Martin shows a strong prevalence of detached properties, which according to recent data represent the majority of sales in the area. These properties often feature generous plots, but their age and construction methods can introduce specific defects that only an experienced eye will spot. From roof conditions on period homes to the integrity of more recent extensions, our Level 2 surveys provide the thorough assessment you need before completing your purchase. Our surveyors regularly encounter properties that have seen minimal maintenance over decades, particularly those used as holiday lets where regular occupant attention is absent.

Many properties in Combe Martin fall into the older age bracket, with numerous homes having come to the market for the first time in over 50 years. These period properties, while full of character, often hide underlying issues such as outdated electrical systems, historical damp penetration, or roof structures that have deteriorated over decades. A RICS Level 2 Survey identifies these problems clearly, rating each defect by severity and providing actionable recommendations for remediation. The village's housing stock includes Victorian terraces in the centre, period cottages along the coastal approach roads, and individual modern builds that have been constructed on infill plots over the years.

The tourism economy in North Devon means that many properties in Combe Martin are used as holiday lets or second homes. This usage pattern can lead to different wear patterns compared to permanently occupied properties, and our surveyors are experienced in identifying issues that may arise from irregular occupation or insufficient maintenance between visits. Properties left vacant for extended periods can develop problems with damp from poor ventilation, pest infestations, and deterioration of seals around windows and doors. Our reports flag these concerns specifically, helping you understand the true condition of properties that may have been poorly maintained between tenancies.

• Traditional stone construction
• Period feature assessment
• Roof and chimney condition
• Damp and timber inspection
• Electrical safety checks
• Thermal element evaluation

Your RICS Level 2 Survey report is designed to be clear and actionable, regardless of your prior experience with property purchases. Each section of the property receives a condition rating, from "no repair needed" through to "urgent repair or replacement necessary." This straightforward approach helps you prioritise any work that may be required after you move in, and gives you a solid foundation for budgeting for future maintenance costs. The report breaks down each element of the property systematically, covering everything from the foundations through to the roof and all key internal systems.

For Combe Martin properties, our reports pay particular attention to elements that are vulnerable to the local environment. The coastal position means that salt-laden air can accelerate corrosion of external metalwork and deteriorate certain building materials faster than in inland locations. Our surveyors specifically assess the condition of render, pointing, and any timber elements that may be affected by coastal exposure. We also note the condition of damp proof courses and ventilation, which are particularly important in older properties where these may be absent or degraded. Many period cottages in Combe Martin were built without modern damp proofing, making this assessment particularly valuable for buyers.

The report includes a clear market valuation and insurance rebuild cost, figures that prove useful not only for your mortgage requirements but also for ensuring you have appropriate building insurance cover. Given Combe Martin's proximity to the coast, flood risk considerations may also be mentioned where relevant, allowing you to make informed decisions about insurance coverage and any necessary flood resilience measures. Our valuation figure reflects current market conditions in the EX34 area, drawing on recent sales data and local knowledge of buyer demand in this attractive coastal village.

One of the most valuable aspects of your Level 2 report is the prioritised repair recommendations section. This clearly outlines which issues need immediate attention versus those that can be planned for over time. For properties in Combe Martin, this might include urgent matters like repairing a damaged roof on an older cottage, or less pressing items like repointing external walls that have suffered from coastal weathering. Having this clear prioritisation helps you plan your post-purchase investment intelligently.

• Condition ratings for all key elements
• Market valuation
• Rebuild cost assessment
• Professional photographs
• Prioritised repair recommendations
• Energy efficiency observations