RICS Level 2 Survey in EX24

EX24 is a rural East Devon postcode centred on Colyton, a market town described by some as the most rebellious town in Devon for its Parliamentarian history during the English Civil War. The area sits inland from the Jurassic Coast, with the River Coly running through the valley and connecting the town to the estuary at Seaton Wetlands. Properties range from tightly packed period terraces in Colyton's town centre to substantial detached farmhouses on the surrounding land.

Average house prices in EX24 stand at £498,097 according to Rightmove data, with Zoopla placing the figure marginally higher at around £501,000 to £515,000 depending on the time window used. Detached homes - which account for the largest share of sales - average £650,395. Semi-detached properties average £400,333 and terraced homes average £288,364. Prices are 5% down on the previous year, though still 6% above the 2022 peak of £472,084.

There is limited new build activity in EX24. Some new three-bedroom homes have appeared in Colyton, featuring solar PV panels and EV charging points. However, the overwhelming character of the EX24 market is resale of older, character properties - Devon longhouses, period farmhouses, and historic cottages - rather than new build. This makes independent survey evidence particularly valuable, since sellers of older properties frequently have limited knowledge of structural history and latent defects.

Older properties in EX24 share many of the characteristics and vulnerabilities found across East Devon's historic housing stock. Our assessors routinely identify the following issues during surveys in this area, and each is covered within a RICS Level 2 report.

• Damp ingress in solid-wall properties: Traditional stone and cob buildings rely on breathable lime-based renders and mortars. Where Portland cement has been used in later repairs, it prevents moisture from escaping, causing damp to build up within the wall and damage both the structure and internal decoration.
• Roof condition: Older slate roofs require ongoing maintenance. Slipped, broken, or missing slates, worn ridge tiles, and deteriorated lead flashings at chimneys and valleys are regularly found on period properties in Colyton and the surrounding area.
• Timber decay: Roof timbers, floor joists, window frames, and structural beams are susceptible to wet rot and dry rot, particularly in buildings where damp problems have been allowed to persist. Woodworm is also found in older structural timbers, and its extent can only be fully assessed with closer investigation.
• Outdated electrical installations: Many older EX24 properties still have electrical systems that do not meet current safety standards. Consumer units without RCD protection, older wiring types, and poorly maintained circuits are frequently noted in our reports.
• Outdated plumbing: Lead pipework and iron drainage pipes are still found in some of the area's oldest properties. These require professional assessment and, in some cases, full replacement.
• Subsidence: While local geology was not fully researched for EX24, East Devon contains areas with reactive clay soils. The shrink-swell cycle during seasonal changes can cause foundation movement and cracking, particularly in older properties with shallow foundations.
• Lack of insulation and energy efficiency: Properties built before modern building regulations often have little or no wall and roof insulation, contributing to high energy costs and condensation problems.

EX24 contains a number of Grade II Listed properties - including Devon longhouses and period farmhouses that date from the 16th and 17th centuries. Colyton itself is a historic settlement with a long town centre, and there is a high probability that parts of the town fall within a designated Conservation Area. Buyers of listed properties in EX24 should be aware of the specific responsibilities and restrictions that come with listed building ownership.

Works to listed buildings require listed building consent in addition to any planning permission. Unauthorised alterations - even internal changes that affect the building's character - can result in enforcement action and costly remediation. Our RICS Level 2 Survey identifies the current condition of a listed property's fabric, flags any elements in poor repair, and notes where specialist conservation advice is appropriate.

For listed properties and those in conservation areas, we typically recommend stepping up to a RICS Level 3 Building Survey to benefit from the more detailed structural analysis and tailored repair guidance that such properties justify. However, where a listed building is in sound condition and the buyer requires a general overview rather than a forensic investigation, a Level 2 Survey remains a valuable starting point.