RICS Level 2 Survey in Crediton (EX17 1)

Our RICS Level 2 Home Survey provides a comprehensive inspection of the property you are purchasing, focusing on all accessible areas of the building. We examine the walls, roof, floors, doors, windows, and joinery, as well as the condition of bathroom fixtures, kitchen fittings, and built-in appliances where visible. The survey also includes an assessment of the property's services, such as heating, plumbing, and electrical installations, though we always recommend separate professional inspections for these systems. We cannot dismantle or remove any fixtures, but our visual inspection is thorough and systematic.

In Crediton, where many properties date from the Victorian and Edwardian periods, our surveyors pay particular attention to common issues found in period construction. This includes checking the condition of traditional timber sash windows, assessing the state of solid walls (which are prevalent in older Crediton properties), and identifying any signs of damp or structural movement that may have occurred over the years. We also examine the local geology, noting that Crediton sits in the Crediton Trough with its Permian bedrock, which can influence foundation conditions. Properties in this area may be affected by the underlying geology, and our surveyors know exactly what signs to look for.

The Level 2 survey includes a market valuation and insurance rebuild cost estimate, which is particularly valuable in the Crediton area where property values have shown steady growth. In the current market, prices in Crediton are approximately 7% below their 2022 peak, making accurate valuation important for buyers. We provide advice on any urgent repairs that should be carried out before completion, as well as recommendations for further investigations if we identify any areas of concern. Our goal is to give you a complete picture of the property's condition so you can negotiate with confidence or make an informed decision about proceeding with your purchase. With 90 properties sold in Crediton in the last year, we have extensive recent data to inform our valuations.

The construction materials commonly found in Crediton properties reflect the local history and geology. Many period properties in the area feature Flemish bond red brickwork with slate roofs, while some older buildings use local Posbury stone and sandstone with limestone dressings. Our surveyors understand these traditional building methods and can identify issues specific to each type. We also examine any half-timbering that may be present, checking for signs of rot or structural movement that could indicate underlying problems.

• Visual inspection of all accessible areas
• Condition rating system for each element
• Market valuation and rebuild cost
• Advice on repairs and maintenance
• Energy efficiency considerations
• Assessment of local geology impact on foundations

Your RICS Level 2 survey report uses a clear rating system to indicate the condition of each element of the property. Ratings range from "No repair needed" to "Urgent repairs or replacement necessary," helping you quickly identify which issues require immediate attention. Each section of the report includes our professional opinion on the cause of any defects, their implications, and recommended actions. We also provide a market valuation based on current data from the Crediton property market, which can be useful for mortgage valuation purposes. The report format follows RICS standards, ensuring consistency and clarity.

In the current Crediton market, where property prices have shown a 3% annual increase and the average property sells for around £281,778, having an accurate survey report is invaluable. Our valuation takes into account recent sales in the area, including the mix of property types from detached homes averaging £403,768 to terraced properties at around £215,658. This helps you understand whether the asking price reflects the property's true market value and condition. We also consider the local market trends, including the fact that prices are currently around 7% below their 2022 peak.

The report also includes a rebuild cost estimate, which is essential for insurance purposes. Many buyers in Crediton are surprised to learn that the rebuild cost can differ significantly from the market value, particularly for period properties with traditional construction. Our chartered surveyors calculate this figure based on the property's size, construction type, and location, ensuring you have adequate insurance cover from day one of ownership. This is particularly important for properties constructed with local stone or traditional methods, where rebuild costs can be higher than expected.

If you are purchasing a property in one of Crediton's newer developments, our report will also address any issues specific to modern construction methods. While new build properties like those at Libbets Grange may have fewer structural issues, they can still have defects related to finishing quality, snagging items, or building regulation compliance. Our surveyors are experienced in identifying these issues and will provide detailed guidance on any matters that need addressing before or after completion.

Properties in Crediton and the surrounding EX17 area present specific challenges that our surveyors are trained to identify. The older properties in the town centre, many of which date from the Victorian and Edwardian periods, often have solid walls rather than cavity walls, which can be more susceptible to damp penetration. We check thoroughly for signs of rising damp, penetrating damp, and condensation, which are common issues in period properties with traditional construction. The slate roofs found on many period properties also require careful inspection for slipped tiles, damaged flashing, and deteriorating mortar.

Properties built on the Permian bedrock of the Crediton Trough may experience foundation movements over time, particularly if the underlying ground conditions include clay or shale layers that are prone to shrink-swell behavior. Our surveyors know to look for signs of subsidence or settlement, including cracks in walls, doors and windows that stick, and uneven floors. While serious structural issues are relatively rare, identifying early signs of movement can save buyers significant money and stress down the line.

For properties in the newer developments around Crediton, such as those in the Sandford area, we pay attention to the quality of construction and any issues that may have arisen since the properties were built. Even new homes can have defects, and our detailed inspection covers everything from the condition of windows and doors to the effectiveness of drainage systems. We have surveyed many properties at Libbets Grange and other local developments, giving us specific knowledge of the common issues affecting these homes.