RICS Level 2 Survey in EX15

The Level 2 HomeBuyer Survey covers a full visual inspection of all accessible parts of the property. We assess the roof - including structure, covering, chimney stacks, and flashings - external walls, windows, and doors, then move inside to inspect every room, the roof void if accessible, and any cellar. We take damp meter readings throughout the property and photograph all significant findings. The inspection typically takes two to four hours on site.

Every element is rated using the RICS Condition Rating system. Condition Rating 1 means no action required at present. Condition Rating 2 means repairs or maintenance are needed and you should plan for these. Condition Rating 3 means urgent works are required - these are the findings that can and should inform your negotiation with the vendor, whether that means agreeing a price reduction, requesting remediation before exchange, or in some cases reconsidering the purchase altogether.

• Roof covering, chimney stacks, flashings, and any flat or lean-to roof sections
• External walls, pointing, render, and any traditional cob or stone construction
• Windows, external doors, and joinery condition and weatherproofing
• Internal walls and ceilings for movement, damp staining, and cracking
• Suspended timber floors at ground level checked for rot and sub-floor ventilation
• Roof void inspection for insulation, ventilation, water ingress, and timber condition
• Damp meter readings at all vulnerable locations throughout the property
• Drainage, guttering, and visible external services
• Outbuildings and boundary walls
• Market value opinion and buildings insurance reinstatement figure

Every Level 2 survey we carry out in EX15 is conducted by a RICS qualified surveyor. Our chartered surveyors are bound by the RICS Code of Conduct, which requires them to provide honest, independent assessments free from any commercial pressure to gloss over problems. When you receive your report, the findings reflect what our inspector actually found on site - not what makes the transaction easier for anyone else involved.

We assign surveyors to EX15 instructions who have direct experience of the local housing stock. This covers everything from traditional Devon terraces in Cullompton town centre through to post-war semis, 1980s and 1990s detached houses, and modern new build properties on the town's expanding residential estates. Understanding the characteristic defects of each era of construction helps our inspectors identify the right things to look for and interpret what they find in the right context.

Your report arrives within two to three working days of the inspection, and your surveyor is available to speak with you by phone to go through the key findings. Many buyers find it helpful to have a conversation about the Condition Rating 3 items in particular - understanding not just that something is a problem, but roughly what the cost of remediation might look like, whether it is an immediate safety concern, and how it affects your negotiating position.

When our surveyor arrives at your EX15 property, they begin with a full external inspection, working systematically around the building. For properties in Cullompton town centre, this means assessing typical terrace construction - party walls, shared roof sections, and the condition of the rear extensions that many of these properties have accumulated over the decades. For detached properties in the surrounding area, the inspection extends to outbuildings, garages, and boundary walls. We photograph all significant defects as part of the inspection.

The internal inspection covers every room. We pay particular attention to areas prone to damp in Devon's climate - external walls at low level, beneath window boards, internal corners of cold rooms, and around chimney breasts. Where suspended timber ground floors are present, we assess the ventilation beneath and check for signs of timber decay, which is a recurring issue in mid Devon properties where the humid climate accelerates rot where ventilation is inadequate. The roof void is inspected for structural integrity, water ingress, and insulation where access is possible.