RICS Level 2 Survey in Devizes

The geology around Devizes presents specific challenges that our surveyors know to look for. The area sits on Cretaceous chalk and Greensand, with pockets of Gault Clay that can cause shrink-swell movement in foundations. This is particularly relevant for properties in lower-lying areas near the Kennet and Avon Canal, where our surveyors pay close attention to potential subsidence indicators. Understanding these local ground conditions is essential when assessing the structural integrity of any Devizes property.

Many properties in Devizes also face flood risk from the Kennet and Avon Canal and its tributaries. Our Level 2 Surveys include a thorough assessment of flood risk indicators, checking for previous water damage, the condition of drainage systems, and the positioning of electrical installations. This local knowledge, combined with the standard RICS inspection protocol, ensures you receive a comprehensive report tailored to Devizes properties.

With approximately 75% of properties in Devizes built before 1970, the housing stock here is predominantly older and more likely to have hidden defects. Properties from the Victorian and Edwardian periods, which make up a significant portion of the town centre housing, often lack modern damp proof courses and may have original electrical wiring that no longer meets current safety standards. Our surveyors frequently identify these issues during inspections, giving buyers the information they need to negotiate repairs or price adjustments with sellers.

Every RICS Level 2 Survey in Devizes includes a comprehensive visual inspection of all accessible areas of the property. Our chartered surveyors examine the roof structure, including chimneys, gutters, and flashing, which is particularly important given the age of many Devizes properties. We inspect external walls for signs of movement, damp penetration, and material deterioration, paying special attention to the traditional renders and stonework found on older properties in the Conservation Area around the Market Place and High Street.

Inside the property, we assess the condition of walls, floors, ceilings, and joinery, looking for signs of damp, rot, or structural movement. Our surveyors check all visible timber elements for woodworm and wet or dry rot, which are common issues in Devizes properties built before 1980. We also inspect the condition of windows, doors, and stairs, along with the functionality of locks and safety features throughout the property.

The survey includes a thorough assessment of the property's services, including the electrical system, plumbing, and heating. Many older Devizes properties still have outdated electrical installations that may not meet current regulations, and our surveyors document any concerns regarding consumer units, wiring age, and socket placement. We also check for the presence of asbestos-containing materials, which may exist in properties built before 2000, particularly in artex ceilings and older pipe insulation common in mid-century properties.

Our surveyors also assess the property's energy efficiency as part of the standard Level 2 inspection. We note the type and condition of insulation, double glazing, and heating systems, providing an indication of the property's overall energy performance. While this is not as detailed as a full EPC assessment, it gives buyers valuable insight into potential energy costs and any obvious inefficiencies that may require attention.

• Roof and chimney condition
• Wall structure and damp assessment
• Timber decay and pest infestation
• Electrical and gas safety
• Drainage and damp proof course
• Flood risk and drainage
• Windows, doors, and joinery
• Insulation and energy efficiency

Understanding the construction methods used in Devizes properties helps our surveyors identify potential defects specific to each era. Pre-1900 properties in the town centre typically feature solid wall construction using local red brick, Bath stone, or greensand, with lime mortars and renders that allow the building to breathe. These traditional construction methods can be damaged by modern cement-based renders that trap moisture, and our surveyors look for signs of this common inappropriate renovation work.

Properties built between 1900 and 1945 began to see the introduction of cavity wall construction, though solid walls remained common during this transition period. Many of these inter-war properties feature brick external walls with internal timber frames, and our surveyors pay particular attention to the condition of any timber elements that may have been affected by decades of moisture exposure. Roofs from this period typically use slates or clay tiles, which can deteriorate over time and may require replacement after 80-100 years.

Post-war properties built between 1945 and 1980 predominantly use cavity wall construction with brick outer leaves and block inner leaves, along with concrete tiled roofs. These properties often have timber windows and doors that may be showing their age, and our surveyors check for signs of rot or deterioration in these elements. Properties from the 1970s and 1980s may also have insulation levels that fall well below current standards, which we document in our reports.

Modern properties built since the 1990s typically feature efficient cavity wall insulation, uPVC windows, and modern heating systems. However, even these newer properties can have defects, particularly in the form of poor workmanship during construction, inadequate ventilation leading to condensation, or issues with the materials used. Our Level 2 Survey on new build properties in Devizes provides that your investment is sound.

Our experience surveying properties across Devizes has identified several recurring issues that buyers should be aware of. Damp problems are prevalent in older properties, particularly those with solid walls that lack proper damp proof courses. Rising damp affects many Victorian and Edwardian properties in the town centre, while penetrating damp can occur in properties where pointing or render has deteriorated over time. Condensation is also common in properties with inadequate ventilation, particularly in newer developments where air tightness has improved but mechanical ventilation hasn't been installed.

Roof defects represent another significant category of issues we find in Devizes surveys. Properties over 50 years old often have deteriorated slate or clay tile coverings, defective lead flashing, and damaged gutters. Our surveyors inspect roof spaces wherever accessible, looking for signs of past water ingress, timber decay, and inadequate insulation. Many older properties in Devizes also lack sufficient loft insulation, which not only affects energy efficiency but can contribute to condensation problems in the roof space.

Given the presence of Gault Clay in parts of Devizes, subsidence and heave are genuine concerns for property buyers. Clay soils expand and contract with moisture changes, which can cause foundation movement and structural cracking. Our surveyors are trained to identify signs of subsidence, including diagonal cracks around windows and doors, uneven floor levels, and doors that stick or don't close properly. While some movement may be minor, identifying it early allows for appropriate investigation and any necessary remediation by a structural engineer.

Timber defects remain common in Devizes properties, particularly those with solid timber floors or traditional roof constructions. Woodworm infestation affects many older properties, and wet rot or dry rot can develop in areas of persistent damp. Our surveyors examine all visible timber for signs of decay, including soft spots, discoloration, and fungal growth, and advise on any necessary treatment or repair. Outdated electrical systems are also frequently identified in properties built before the 1970s, where wiring may be rubber-insulated and consumer units may lack modern safety features.