RICS Level 2 Survey in EX17 2 (Crediton)

Our RICS Level 2 HomeBuyer Survey provides a thorough inspection of the main accessible areas of your property. We examine the walls, ceilings, floors, doors, and windows, as well as the roof space, foundations, and external elements. The survey includes a detailed assessment of the property's condition, highlighting any defects, potential issues, or areas requiring immediate attention. Our inspector will move through each room systematically, checking the condition of fixtures and fittings while noting any visible defects that might not be apparent to the untrained eye.

In the EX17 2 area, many properties are older period homes with traditional construction methods. Our surveyors pay particular attention to common issues found in these older buildings, including damp proof course (DPC) integrity, timber condition, roof coverings, and the presence of any structural movement. We also check for outdated electrical and plumbing systems that may require updating. Properties with original Victorian or Edwardian-era systems often pose safety concerns that need professional assessment before completion.

The survey result is a comprehensive RICS HomeBuyer Report that uses a traffic light rating system to clearly indicate the condition of each element checked. Green indicates no issues requiring attention, amber flags defects that need negotiating with the seller, and red highlights serious issues that may affect the property's value or require costly repairs. This clear visual system helps you understand exactly what you're buying and what costs you might face after moving in. Each section of the report includes practical advice on what to do next, whether that's obtaining specialist quotes or negotiating a reduction in the purchase price.

• Structural walls and foundations
• Roof structure and coverings
• Damp proof course condition
• Windows and doors
• Plumbing and electrical visible installations
• Wall, ceiling, and floor finishes
• Boundary walls and outbuildings

The Crediton housing market includes a diverse range of properties, from modern family homes built in the 1990s and 2000s to historic cottages and farmhouses that form part of Devon's architectural heritage. With property values in the area averaging over £327,000, the cost of a survey represents excellent value when you consider the potential cost of uncovering serious defects after you've completed the purchase. Our Level 2 survey acts as a safety net, identifying issues before you commit your funds.

Many properties in EX17 2 fall within or near Crediton's conservation area, where special protections apply to preserve the character of the town. If you're purchasing a listed building or a property in the conservation area, our team can advise whether a Level 3 Building Survey would be more appropriate for your needs. Listed buildings often have specific requirements and restrictions that a standard Level 2 survey may not fully address, and our surveyors understand the additional considerations these properties require.

The local geology in parts of Devon means that some properties may be built on clay soils that are susceptible to shrink-swell behaviour. This can lead to ground movement that affects foundations over time, particularly in properties with trees nearby or those that have experienced periods of drought followed by heavy rainfall. Our surveyors are trained to identify the signs of such movement, including cracking patterns in walls and doors that no longer close properly. When we spot potential concerns, we recommend appropriate next steps, which may include further investigation by a structural engineer.

Properties in the Crediton area frequently exhibit issues related to their age and construction type. Our Level 2 surveys commonly identify dampness problems, particularly in older buildings where original damp proof courses may have failed or been compromised. Rising damp and penetrating damp can cause significant damage to plaster and timber if left untreated, and our surveyors will flag any signs of moisture intrusion or inadequate ventilation. We use moisture meters and thermal imaging equipment where appropriate to detect damp that might not be visible to the naked eye.

Structural movement is another common finding in older EX17 2 properties. The underlying clay soils in parts of Devon can be susceptible to shrink-swell behaviour, potentially causing subsidence or settlement issues. Our surveyors check for signs of cracking, bowing walls, and uneven floors that may indicate structural concerns requiring further investigation or specialist advice. We examine external walls from ground level and access any visible foundations to assess their condition.

Roof conditions are thoroughly assessed during our inspections. Many older properties in the area feature slate or tile roofs that may have deteriorated over time. We inspect for missing or damaged tiles, signs of leakage, and the condition of flashings and verges. Flat roofs, where present, are checked for ponding and membrane deterioration. The roof space is accessed where safe and accessible, allowing us to inspect the underside of the covering and the condition of rafters and joists.

Electrical and plumbing systems in period properties often fall below current regulations. We identify outdated consumer units, old wiring types, and plumbing configurations that may pose safety risks or require updating before purchase. Our report provides clear guidance on which systems need professional attention. We note the age and condition of consumer units, the presence of old-style rubber or fabric-covered wiring, and any visible plumbing that may need upgrading.

Timber decay, including both dry rot and wet rot, is a particular concern in older properties with solid walls where cavity wall insulation has been incorrectly installed. This can trap moisture and create the perfect conditions for fungal decay. Our surveyors inspect all visible timber elements, including floor joists, roof timbers, and window frames, looking for signs of deterioration that could indicate a serious problem requiring expensive remediation.

Crediton and the surrounding villages in the EX17 2 area feature a rich variety of construction types that reflect the town's long history. Many of the older properties were built using local stone walls, often with rubble infill, while some cottages feature the traditional wattle and daub technique common in Devon. These traditional methods give properties their character but can present specific challenges insulation and damp resistance. Our surveyors understand these construction types and know what to look for when assessing their condition.

Timber-framed construction is a hallmark of many properties in the Crediton area, with some buildings dating back to the 17th century. These properties may feature exposed timber frames with infill panels of brick, stone, or plaster. The condition of the timber frame is crucial to the structural integrity of the building, and our inspectors pay particular attention to signs of rot, insect damage, or movement that could compromise the structure. We also check the condition of any lime-based mortars that may have been used in the original construction.

Red brick is commonly found in farmhouses and larger period properties in the area, often combined with stone quoins and detailing. These properties typically feature slate roofs, which were the traditional roofing material in Devon due to the proximity of slate quarries in the region. The condition of slate roofs can vary significantly depending on the quality of the original materials and the maintenance they have received over the years. Our surveyors assess the remaining lifespan of roofing materials and flag any areas of concern.