RICS Level 2 Survey in EX34

A RICS Level 2 homebuyer survey is the standard choice for conventionally constructed properties in reasonable condition. Our inspectors carry out a thorough visual assessment of all accessible areas, applying condition ratings of 1 (no repair needed at present), 2 (repairs or replacement required in the short to medium term), and 3 (urgent attention required). We cover the roof, external walls, internal structure, floors, windows, doors, services, and the grounds immediately surrounding the property, providing a structured condition picture across every major element.

For EX34 properties, we pay close attention to the external envelope. Coastal exposure accelerates the deterioration of roofing materials, mortar pointing, rendered surfaces, and painted timber joinery. Our assessors check ridge and valley details, flashings, guttering, and downpipes - elements that routinely cause problems in properties close to the North Devon coast. Internal areas are inspected for signs of moisture ingress, staining, and mould growth, with specific focus on the solid-wall construction common in the area's older terraced housing.

The roof structure is inspected from the hatch where accessible, and our assessors record any indication of spread, sagging, or historical repair that warrants further investigation. Services are assessed visually - we note the age, type, and apparent condition of electrical installations, gas or oil heating systems, and plumbing. Our report identifies elements where we recommend a pre-purchase specialist report, such as a gas safety check or an electrical installation condition report, giving you a clear action list before exchange.

We also assess drainage, boundary walls, retaining structures, and any outbuildings or garages forming part of the sale. Our report is produced to the RICS Home Survey Standard and includes a market valuation and reinstatement cost assessment. The market valuation gives you an independent view of what the property is worth at the date of inspection, while the reinstatement figure is what your buildings insurer will use to calculate rebuild cover in the event of a total loss.

• External walls, render, pointing, and surface coatings
• Roof covering, ridge, hips, valleys, and chimney stacks
• Windows, external doors, and all visible joinery
• Evidence of penetrating damp, rising damp, and condensation
• Roof structure and accessible timber condition
• Heating systems, hot water, and plumbing visible condition
• Electrical installation type and apparent condition
• Drainage, outbuildings, and boundary structures

The EX34 postcode sits along the North Devon coast, taking in sea-facing locations from Ilfracombe harbour out to the surf beaches at Woolacombe and Croyde. Properties in coastal positions face a combination of flood risk, potential coastal erosion, and severe weather exposure that buyers relocating from inland areas may not have encountered in previous purchases. Our survey reports include specific commentary on environmental risks where the physical evidence from our inspection or the property's location warrants it.

Flood risk in EX34 covers three distinct categories: coastal, river, and surface water. Properties close to the shoreline or in low-lying valley locations near watercourses face elevated risk from coastal inundation and river flooding. Surface water flooding affects a broader range of properties, particularly those on slopes where water collects against walls or infiltrates through lower-ground-floor areas. Our inspectors look for physical evidence of historic water ingress, including tide marks, salt crystallisation on walls, and staining at floor level, which can indicate a property has previously flooded.

Coastal erosion is a long-term concern for some EX34 locations. Cliff-top and cliff-adjacent properties face progressive loss of garden land and, in extreme cases, structural undermining over time. Our assessors note any visible signs of ground movement, tension cracking in walls, or subsidence-related distortion at garden level that could relate to slope instability or erosion close to the cliff edge. We recommend specialist geotechnical or structural reports where the evidence suggests instability beyond normal settlement patterns.

High wind exposure is a further risk specific to EX34. Roof fixings, chimney stacks, ridge tiles, and parapet walls are all vulnerable to gale-force winds in exposed coastal positions. Our surveys record the condition of these elements with reference to their maintenance history and current fixing condition. Properties with redundant chimney stacks left standing but no longer in regular use are a particular concern, as these structures require periodic inspection and repointing to remain safe in high-wind conditions.

A significant share of EX34 properties were built before the Second World War. Ilfracombe town centre contains a notable concentration of Victorian and Edwardian housing, while Combe Martin and surrounding villages retain a substantial stock of stone cottages and traditional farmhouse conversions dating from the 18th and 19th centuries. These properties were built using construction methods and materials that behave very differently from modern builds - solid stone or brick walls without cavity insulation, lime-based mortars, suspended timber ground floors, and single-glazed sash windows. Our inspectors are specifically trained in the assessment of traditional construction.

Solid walls are a common feature of EX34's older housing stock. Without a cavity to interrupt the path of moisture, these walls are more susceptible to penetrating damp where the external surface becomes compromised. Our inspectors test wall surfaces using a calibrated damp meter, cross-referencing the readings with visual assessment of plaster condition, wallpaper staining, and skirting-board deterioration. We distinguish between penetrating damp caused by defective external elements and rising damp at low level, because the two conditions require fundamentally different remediation approaches and the costs can vary substantially.

Timber decay is a recurring concern in EX34's older properties, particularly in ground-floor joists, window frames, and fascia boards in locations where persistent moisture is present. We probe any suspected areas with a spike to test for softness indicating active fungal decay. Where decay is identified, we report on its likely extent, assess whether it is active or historic, and recommend a specialist timber and damp investigation where the degree of deterioration warrants closer examination before you commit to exchange.

Roof condition is a priority element on older EX34 properties. Original plain clay tiles, Welsh slate, and concrete interlocking tiles from the 1960s and 1970s all have different remaining life expectations. Our assessors check tile and slate condition from ground level using binoculars and from within the loft space where access permits. We record previous patch repairs, evidence of slipped or missing coverings, and assess the condition of lead flashings at abutments and around chimney stacks - the areas most likely to allow water into the property if maintenance has lapsed.

• Solid wall moisture penetration and internal damp at all external wall faces
• Ground-floor suspended timber floor joists and boarding condition
• Roof covering age, tile or slate condition, and remaining serviceable life
• Timber decay in window frames, fascia boards, and soffits
• Lead flashings and chimney stack pointing and cap condition
• Original drainage systems including clay pipes and cast-iron guttering
• Draught infiltration through single-glazed or poorly fitted windows
• Outdated electrical wiring including rubber-sheathed and cloth-covered cables