RICS Level 2 Survey East Budleigh

The RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of a property. Our chartered surveyors examine the walls, roof, floors, doors, and windows, along with the condition of bathrooms, kitchens, and permanent fixtures. We identify defects that are both visible and materially significant, explaining their implications for the property's value and safety. This thorough approach ensures you understand exactly what you're purchasing before committing to the transaction.

Each report includes a clear traffic light rating system highlighting areas requiring urgent attention, those needing future repair, and those in satisfactory condition. We photograph significant defects and provide practical recommendations alongside estimated repair costs where appropriate. For East Budleigh properties, this means our surveyors pay particular attention to the condition of traditional cob walls, thatch or slate roofing, and the presence of any signs of damp or subsidence. The traffic light system makes it easy to prioritises which issues need immediate attention versus those that can be addressed over time.

The survey also includes a market valuation and insurance rebuild cost assessment, which proves invaluable for mortgage purposes and future planning. Given the conservation area status of East Budleigh and the presence of 30 Grade II listed buildings, our reports also highlight any potential compliance issues affecting these heritage properties. This valuation element is particularly useful when renegotiating purchase prices based on the survey findings or when arranging buildings insurance for older properties.

We examine the property's services, including electrical, gas, and plumbing installations, noting their condition and age. While we don't test these systems, we identify visible defects and recommend that specialist contractors conduct further inspections where necessary. For properties in East Budleigh with older electrical systems, this recommendation is particularly important given the age of much of the housing stock in the village.

• Visual inspection of all accessible areas
• Defect identification with severity ratings
• Market valuation and rebuild cost
• Advice on repairs and maintenance
• Services inspection and recommendations

East Budleigh's housing stock presents several area-specific challenges that our surveyors examine carefully during every inspection. The village features numerous cob and thatch properties, with some buildings dating back to the 13th century at Pulhayes Farm and structures like Hayes Barton from around 1485. These traditional constructions require specialist knowledge to assess properly, as they respond differently to moisture and environmental conditions compared to modern buildings. We understand how traditional cob walls breathe and interact with the local climate, which is essential for accurate assessment.

The local geology presents another important consideration. East Budleigh sits on shrinkable clay soils, which swell when wet and contract during dry periods. This ground movement can cause subsidence, particularly affecting older properties with shallower foundations, especially where large trees are present. Our surveyors inspect for signs of subsidence, cracking, and movement that may indicate foundation issues. Properties along the High Street and areas with mature vegetation require particularly careful examination for these concerns.

Flood risk affects several areas of East Budleigh, particularly near Budleigh Brook along the High Street and areas around Exmouth Road and Station Road. Properties in these zones may experience damp issues, water ingress, or foundation problems related to flooding. Our reports clearly identify flood risk and recommend appropriate investigations where necessary. The East Devon Local Plan notes that sites off Frogmore Road may be subject to groundwater flooding, and we ensure these local factors are reflected in our assessments.

The conservation area appraisal notes that inappropriate modern alterations, including UPVC windows and doors, have detracted from some properties in the village. Our surveyors assess whether any modern modifications comply with conservation area requirements and whether they have caused any damage to the original building fabric. This is particularly relevant for the 30 Grade II listed buildings within the conservation area, where inappropriate alterations can affect both the property's heritage value and its structural integrity.

Based on our extensive experience surveying properties across East Budleigh, we frequently encounter several recurring defect patterns. Damp issues are particularly common in the village's older properties, especially those built with traditional cob construction. Rising damp can affect solid wall buildings, while penetrating damp often occurs in thatched roofs or where pointing has deteriorated. Our surveyors use their knowledge of local construction methods to identify the type and cause of damp, distinguishing between historical issues and ongoing problems that require remediation.

Roof condition problems feature prominently in our East Budleigh surveys. Thatch roofs, while visually characteristic of the village, require specialist maintenance and can develop issues with ridging, verges, and the underlying splay or straw. Older tiled and slated roofs often suffer from slipped tiles, degraded underfelt, or timber decay in rafters and battens. We carefully examine roof spaces where accessible, looking for signs of past water ingress, timber defect, and inadequate ventilation that could lead to future problems.

Structural movement and subsidence related to the local clay soils are a significant concern in East Budleigh. We regularly identify cracking patterns that suggest foundation movement, particularly in properties with shallow foundations or those affected by trees close to the building. The clay soils in this part of East Devon are highly susceptible to moisture changes, swelling during wet periods and shrinking during dry spells. Our surveyors document any signs of movement and recommend appropriate specialist structural engineering involvement where necessary.

Timber defects including woodworm, wet rot, and dry rot are frequently identified in East Budleigh's older properties. These issues often affect roof timbers, floor joists, and window frames, particularly where damp conditions exist or where properties have been poorly maintained. We examine all visible timber for signs of decay and recommend specialist timber surveyors where extensive defects are found that require specialised treatment.