RICS Level 2 Survey in Dunsford

Dunsford's housing stock presents particular challenges that our surveyors encounter regularly. The village contains a significant number of traditional cob buildings with thatched or slate roofs, many of which date from the 15th to 18th centuries. These older properties require an experienced eye to identify issues that standard surveys might miss, from hidden timber decay in suspended floors to the early signs of movement in traditional cob walls. Our inspectors have seen countless properties where enthusiastic DIY renovations have caused serious problems, trapping moisture in walls that were designed to breathe.

The local geology around Dunsford adds another layer of consideration for buyers. The area sits on Carboniferous, Permian, and Triassic formations with clay-rich soils that are susceptible to shrink-swell subsidence. The specific soil types here include the Halstow series (less well-drained gleyed brown earths) and Dunsford series (moderately well-drained shallow brownish clay loam over shale on steeper slopes). When these clay soils dry out during hot summers or periods of low rainfall, they contract and can cause foundations to shift. Our surveyors specifically check for the tell-tale signs of this movement, including cracking patterns in walls and doors that have begun to stick.

Properties in low-lying areas near the River Teign, including Steps Bridge, The Iron Mills, and properties along the B3212, also face potential flood risks that our surveyors specifically assess during every inspection. The Environment Agency has a flood warning area for the River Teign (Upper), and climate change predictions suggest this risk will increase in coming years. We note flood resistance measures, the history of any flooding, and the overall drainage characteristics of each property we inspect.

With recent market data showing price variations across Dunsford, with some properties seeing significant adjustments from 2021 peaks (Rightmove data shows a 53% drop from the peak), obtaining an independent survey has never been more important. The average property price has fluctuated considerably, with OnTheMarket recording a 13.9% fall in the last 12 months alone. Our Level 2 surveys provide you with the confidence to proceed with your purchase, renegotiate the price if issues are found, or walk away if the property requires more work than anticipated.

• Traditional cob construction
• Thatched and slate roofs
• Clay soil subsidence risk
• River Teign flood zones
• Conservation area restrictions
• Historic listed buildings

Our experience surveying properties across Dunsford and the broader EX6 postcode area has identified several recurring issues that buyers should be aware of. Dampness is perhaps the most common problem, particularly in older cob buildings where modern impervious repairs can trap moisture and cause salt contamination. Many traditional Dunsford homes were designed to breathe, with limewash finishes and natural ventilation that allowed moisture to escape. When homeowners apply modern cement-based renders or install sealed double glazing, they often inadvertently create damp problems that can take years to manifest.

Roof conditions require careful assessment in Dunsford, where thatched roofs still feature on many historic properties. These specialist roofs require ongoing maintenance and may not meet modern insurance requirements. Some insurers charge significantly higher premiums for thatched properties, or may refuse cover altogether if the roof is over a certain age. Properties that have been re-roofed with slate in the 19th or 20th century often show signs of deterioration, missing tiles, or inadequate insulation that our surveyors document in detail. We have seen numerous properties where original slate roofs have become fragile and brittle after 100+ years of exposure to Devon's weather.

Structural movement manifests in various ways in older Devon properties, from cracking in rendered cob walls to uneven floors and misaligned doors and windows. While some movement is normal in period buildings that have settled over centuries, our surveyors can distinguish between acceptable settlement and more serious issues that might indicate foundation problems. This is particularly important in Dunsford given the clay soil conditions in the area that can cause subsidence, especially during dry spells when trees and vegetation draw moisture from the ground.

The Teign Valley has a small but notable mining history, with attempts at copper and lead mining in the Dunsford parish during the mid-19th century. While most of these operations were small-scale and had closed by 1855, our surveyors remain alert to any signs of past mining activity that might affect foundations or ground stability. Properties in the broader EX6 area may occasionally have issues related to historical mining, though this is less common than in other parts of Devon.

• Rising and penetrating damp
• Thatched roof condition
• Slate tile deterioration
• Cob wall cracking
• Subsidence indicators
• Outdated electrical systems
• Timber rot in floors
• Drainage issues

The Dunsford Conservation Area, spanning much of the village centre and extended in 1993, places specific restrictions on what owners can do with their properties. If you are purchasing a home within this designated area, our surveyors can identify any visible alterations or additions that may require listed building consent or planning permission, helping you avoid unexpected complications after completion. We have seen properties where homeowners have made alterations that could compromise their legal position, and our survey can highlight these issues before you complete your purchase.

The conservation area contains 26 listed buildings, including the Grade I Church of St Mary (dating from 1420-1455) and the Grade II* Lewishill manor house. Many other buildings, including farmhouses, barns, and cottages from the 15th to 18th centuries, carry Grade II listing. Great Fulford, a Grade I listed manor house in the parish, is one of the most impressive historic homes in the area. Our surveyors understand how these designations affect properties and can advise on the additional considerations that come with owning a historic Devon home.

Properties in conservation areas often require specialist approaches to repairs and improvements, from using traditional lime-based renders instead of modern cement to maintaining original window styles. Our Level 2 reports include guidance on where conservation area considerations may affect future maintenance and improvement works, ensuring you understand the responsibilities that come with owning a historic property in Dunsford. If you are planning renovations, you should always check with Teignbridge District Council whether planning permission or listed building consent is required.

While Dunsford itself remains a relatively small village, the broader EX6 postcode area has seen new development activity in recent years. An application for nine new affordable homes on Reedy Lane, at the corner of Fulford Road and Reedy Hill, is currently in the planning stages. The South West Exeter development, delivering approximately 2,500 new homes on the edge of Exeter, will extend towards the Devon Hotel area and bring new housing to the region, though this is an urban extension rather than village expansion.

New build properties in the surrounding area include developments in nearby Cheriton Bishop, where several contemporary homes have been completed by local builders. These newer properties typically come with the benefit of modern building regulations and warranties, but they still benefit from a professional survey to verify the quality of construction and identify any defects that may not be apparent to the untrained eye. Even new builds can have issues with snagging, drainage, or specification that our surveyors can identify.

For buyers considering new builds in the EX6 area, our survey can provide that the property has been constructed to appropriate standards. While new homes typically come with an NHBC or similar warranty, these warranties often have exclusions and limitations. A Level 2 survey from our chartered surveyors gives you an independent assessment that complements any builder's guarantees.