RICS Level 2 Survey in Combpyne Rousdon

The Combpyne Rousdon area presents unique challenges for property purchasers. The Rousdon Estate forms a significant Conservation Area with numerous listed buildings, including Rousdon Mansion (Grade I listed) and many associated estate buildings. Properties in this area often feature traditional construction methods using local materials including Beer Stone, flint, and cob, which require experienced assessors who understand how these buildings perform over time. We have inspected numerous properties in the conservation area and understand the specific requirements for maintaining historic buildings.

The local geology presents specific concerns that our surveyors address in every report. The underlying Gault Clay formations create a moderate to high shrink-swell potential, meaning properties may experience foundation movement during periods of extreme wet or dry weather. This is particularly relevant for older properties with potentially shallower foundations. Our inspectors examine exterior walls, door and window frames, and interior finishes for signs of structural movement that could indicate subsidence or heave issues. We have seen properties in the area where clay-induced movement has caused visible cracking, and we know exactly what to look for.

Flood risk also affects parts of Combpyne Rousdon, with surface water flooding and fluvial (river) flooding occurring near watercourses and low-lying areas. While the village sits slightly inland from the coast, the proximity to the Jurassic Coast means coastal erosion remains a regional consideration. Our survey reports include comprehensive flood risk assessments and flag any areas of concern that might affect your property investment. We check drainage patterns, examine retaining walls, and review the property's position relative to known flood zones.

Many properties in this area date from the Victorian and Edwardian periods, with some buildings even older. This means the housing stock often includes features that require specialist knowledge, such as lime mortar pointing, traditional timber-framed construction, and original sash windows. Our team understands these construction methods and can identify when they have been properly maintained or when they require attention. We have seen properties where inappropriate modern repairs have actually caused more damage than the original defect, and we advise accordingly.

• Conservation Area properties
• Traditional stone and flint construction
• Properties on clay soil
• Flood risk areas
• Listed buildings
• Older housing stock

Properties in this East Devon area, particularly those built before 1919, commonly exhibit several defect patterns that our surveyors are trained to identify. Damp issues rank among the most frequent findings, whether rising damp due to missing or failed damp-proof courses, penetrating damp from defective rainwater goods, or condensation damp caused by inadequate ventilation in older properties. We have seen properties where original cement-based renders have trapped moisture, causing extensive damp problems that only become apparent once the walls are properly assessed.

Timber defects also feature prominently in our survey reports for the area. Woodworm activity, wet rot, and dry rot can affect roof timbers, floor joists, and external joinery, particularly where properties have suffered from prolonged damp exposure or inadequate maintenance. Our inspectors carefully examine all visible timber elements and flag any areas requiring specialist further investigation. We look for signs of beetle activity, including exit holes and bore dust, and we check for soft or discoloured timber that might indicate rot. In some properties, we have found significant timber decay that was hidden from view but visible once we knew where to look.

Roof conditions demand particular attention in this area. Traditional slate and clay tile roofs, while durable, can suffer from slipped or broken tiles, failing felt underlays, and deteriorating leadwork around chimneys and valleys. Given the age of much of the housing stock, many properties will have roofs approaching or beyond their expected lifespan, which we clearly highlight in our reports. We have seen properties where the original roof structure has been repaired multiple times over the years, and we can advise on the overall condition and expected remaining life.

Electrical and plumbing systems in older properties frequently do not meet current regulations and may require partial or complete rewiring and re-plumbing. Our surveyors note the apparent condition of these services and recommend that buyers obtain specialist electrical and gas safety certificates before completion. We can often identify consumer units that appear outdated, visible wiring that looks old, and plumbing arrangements that may be original lead or galvanised steel. These are not necessarily urgent defects, but they are important factors in your purchase decision.

The Gault Clay geology in this area means we pay particular attention to signs of subsidence or foundation movement. We look for cracking patterns, uneven floors, and doors and windows that stick or don't close properly. In some properties, we have identified historic movement that has been stabilised, while in others, we may recommend further investigation by a structural engineer. We provide clear guidance on what we see and whether it requires further specialist attention.