RICS Level 2 Survey in Cutcombe

A RICS Level 2 Survey, formerly known as a HomeBuyer Report, provides a comprehensive visual inspection of the property's accessible areas. Our chartered surveyors examine the roof space where accessible, the walls, windows, doors, floors, and services such as plumbing and electrics. The survey produces a traffic light rating system that immediately highlights areas of concern, with red indicating urgent issues requiring attention, amber for defects that should be monitored, and green for satisfactory condition. This clear system helps you understand exactly which areas need attention without wading through technical jargon.

For properties in Cutcombe, our inspectors pay particular attention to the unique construction methods found in this part of Exmoor. Many properties here feature traditional solid wall construction using local stone, which can be more susceptible to damp penetration than modern cavity wall builds. We also examine the condition of slate and thatch roofing, which is common in the area, and check for any signs of structural movement that might indicate foundation issues, particularly in properties built on the slopes surrounding the village. The local geology, with its Devonian and Carboniferous sedimentary rocks, can create specific ground conditions that affect foundations, especially where clay-rich soils are present.

The survey also includes a market valuation and an insurance rebuild cost, which proves invaluable when arranging your mortgage and buildings insurance. If our surveyor identifies any significant defects, we provide clear advice on what these mean for your investment and often suggest appropriate next steps, whether that involves obtaining specialist reports or negotiating with the seller. Given that many properties in Cutcombe fall within Exmoor National Park and may be subject to conservation area planning controls, understanding the true condition of your potential purchase is essential before committing funds.

• Visual inspection of all accessible areas
• Roof space and roof covering assessment
• Wall, floor, and ceiling condition
• Windows, doors, and joinery
• Services inspection (gas, electric, water)
• Market valuation and rebuild cost
• Traffic light defect ratings
• Advice on urgent and serious issues

Properties in Cutcombe, while charming, often exhibit issues that reflect their age and traditional construction methods. Our surveyors frequently identify damp problems in older stone properties, particularly where the original render has deteriorated or where rising damp is present due to the absence or failure of damp proof courses. Penetrating damp can also be an issue in properties with aging roof coverings or damaged leadwork, which is particularly common in older slate roofs. The local climate, with its exposure to weather from the moors, can accelerate these problems if properties have not been well-maintained.

The roof condition is another area where we frequently find issues in Cutcombe. Many properties feature traditional slate or tile roofs that, while aesthetically pleasing, require regular maintenance. Our surveyors commonly identify slipped slates, damaged tiles, deteriorated leadwork around chimneys and valleys, and timber decay in roof structures. Given the rural setting of Cutcombe, properties may also be affected by vegetation growth on roofs, which can trap moisture and accelerate deterioration. Properties near the River Quarme or in low-lying areas may also face drainage issues that affect the property over time.

Electrical and plumbing systems in older properties often require updating to meet current regulations. We regularly find that properties built before the 1970s may still have original wiring that does not meet modern standards and could represent a safety hazard. Similarly, plumbing systems using lead, galvanised steel, or old polybutylene pipes are common in older cottages and may need replacement. Our surveyors will identify these issues and flag them in your report, giving you a clear picture of what work may be needed after purchase.

• Rising and penetrating damp
• Slate and tile roof defects
• Leadwork deterioration
• Structural movement and subsidence
• Outdated electrical wiring
• Old plumbing systems
• Timber decay and woodworm
• Surface water drainage issues

Buying a property in Cutcombe presents unique challenges that differ from purchasing in more urban areas of Somerset. The village's location within Exmoor National Park means many properties have historical significance and may be constructed using traditional methods that predate modern building regulations. Understanding these construction types is essential for identifying potential problems that a standard mortgage valuation would never reveal.

One of the key considerations for buyers in this area is the potential for flood risk. While Cutcombe itself is not directly on the coast, properties in low-lying areas near watercourses like the River Quarme or at the bottom of slopes can be susceptible to surface water flooding, particularly during periods of heavy rainfall. Our surveyors check for signs of previous water ingress and assess the effectiveness of existing drainage systems. We also examine the grounds around the property for evidence of standing water or inadequate fall away from the building.

Properties in Cutcombe may also be affected by the local geology. The underlying Devonian and Carboniferous sedimentary rocks, including sandstones and shales, can create ground conditions that lead to subsidence or heave, particularly where clay-rich soils are present. Trees and vegetation close to properties can exacerbate these issues by extracting moisture from the soil. Our surveyors are trained to identify the subtle signs of foundation movement that might indicate these issues, such as cracking to walls, doors and windows that stick, or uneven floors.

Finally, the age of the housing stock in Cutcombe means that many properties will have been subject to various alterations and improvements over the years, some of which may not have been carried out with the necessary planning permissions or building regulations approval, particularly for properties within the National Park. Our surveyors look for signs of unauthorized alterations that could affect the value of the property or create liability for the new owner.