RICS Level 2 Homebuyer Survey Ilfracombe EX34 9

Our RICS Level 2 Survey provides a thorough visual inspection of all accessible areas of the property. We examine the main structural elements including walls, floors, ceilings, and the roof structure. Our inspectors check for signs of damp, timber decay, structural movement, and any defects that might affect the property's value or safety. For properties in EX34 9, where many homes are of period construction, this detailed assessment is particularly valuable. The survey includes a comprehensive evaluation of key building systems. We inspect the condition of the roof covering, flashings, and drainage, which is especially important for coastal properties exposed to salt air and weathering. Our inspectors also examine external joinery, render conditions, and boundary walls, noting any areas requiring immediate attention or future maintenance. Inside the property, we assess the condition of internal walls, ceilings, and floors, looking for signs of cracking, movement, or deterioration. We check the functionality of doors and windows, examine the condition of staircases, and identify any potential fire safety concerns. The survey also includes an overview of the property's services, including electrics, plumbing, and heating, though we always recommend separate specialist inspections for these systems.

• Structural walls and foundations
• Roof structure and coverings
• Damp and timber condition
• Drainage and gutters
• External joinery and finishes
• Internal joinery and fixtures

Based on our experience surveying properties throughout Ilfracombe and the wider EX34 area, we frequently identify several recurring issues in local properties. Rising damp is particularly common in period buildings with solid wall construction, where the lack of a damp proof course allows moisture to travel up through brickwork and masonry. Our inspectors carefully examine internal walls and ground floor areas for signs of damp staining, salt deposits, and deteriorated plaster. Timber defects represent another significant concern in older Ilfracombe properties. Woodworm activity, wet rot, and dry rot can compromise structural timbers, particularly in areas with poor ventilation or previous damp problems. Our surveyors inspect all accessible timber elements including floor joists, roof rafters, and window frames, noting any evidence of pest activity or decay that requires treatment or repair. Roof conditions are a frequent finding in our EX34 9 surveys. Many period properties feature traditional slate or tile roofs that, while historically appropriate, can suffer from slipped or broken coverings, deteriorated mortar, and corroded flashings. Coastal salt air accelerates the deterioration of metal components, and our inspectors pay particular attention to these vulnerable areas. We also check for adequate insulation and ventilation in roof spaces, as poor conditions can lead to condensation and subsequent timber decay. The local geology in coastal North Devon, featuring slate, sandstone, and shale formations, can also present unique considerations for foundations and subsidence risk in certain areas.

• Rising and penetrating damp
• Woodworm and timber rot
• Roof slate/tile deterioration
• Corroded flashing and guttering
• Outdated electrical wiring
• Solid wall insulation issues

Understanding the construction methods used in Ilfracombe properties helps our surveyors identify potential issues specific to the area. Many older properties in EX34 9 feature solid wall construction, typically 200-300mm thick, built with local stone or brick laid in traditional lime mortar. These solid walls lack the cavity that modern properties have, meaning they rely on their mass and breathability to manage moisture. When inappropriate modern paints or cement-based renders are applied to these walls, moisture becomes trapped, leading to damp problems that our inspectors frequently identify. The transition from solid wall to cavity wall construction occurred gradually in Ilfracombe, with most cavity-walled properties built after the 1970s. This means properties constructed between 1950 and 1980 may have various insulation upgrades that our surveyors assess for effectiveness and potential defects. We also examine the condition of any cavity wall insulation, as this can sometimes cause issues if installed incorrectly in older properties.

Booking your RICS Level 2 Survey with Homemove is straightforward. Once you provide your property details and preferred appointment times, we arrange for one of our qualified chartered surveyors to visit the property. The inspection typically takes between one and two hours, depending on the size and complexity of the property. Our surveyor will examine all accessible areas, taking photographs and notes to include in your final report. After the inspection, we prepare your detailed survey report within three to five working days. The report follows the RICS standardised format, making it easy to compare with any other surveys you might obtain. Your report includes a clear condition rating system that highlights defects according to their severity, from urgent issues requiring immediate attention to recommendations for future maintenance. We also provide a market valuation and insurance rebuild cost estimate as part of the standard Level 2 Survey package. Following report delivery, our team remains available to discuss any findings and answer questions about the survey results. If significant issues are identified, we can advise on appropriate next steps, whether that involves requesting repairs from the seller, renegotiating the purchase price, or obtaining specialist investigations from structural engineers or damp specialists.

Your RICS Level 2 Survey report uses a consistent rating system to categorise defects according to their severity. Properties rated as Condition Rating 1 (CS1) are in good condition with no significant issues requiring attention. Condition Rating 2 (CS2) indicates defects that require attention but are not considered serious or urgent. Condition Rating 3 (CS3) highlights serious defects that require urgent inspection or repair. The report also includes a section highlighting parts of the property that our surveyor was unable to inspect. This might include areas that were covered, concealed, or inaccessible at the time of the survey. For these areas, we recommend appropriate specialist inspections to ensure a complete understanding of the property's condition. In older properties like many in EX34 9, there may be more limited access to certain areas, making these recommendations particularly important. Along with the condition assessment, your report includes a market valuation for the property and an insurance rebuild cost. The market valuation is based on current local market conditions in the EX34 9 area, drawing on our database of recent property sales and market trends. The rebuild cost estimate is useful for buildings insurance purposes, ensuring you have adequate cover for your new property. Our valuations reflect the current market conditions, which have seen varied performance across different sub-postcodes in EX34 9, with some areas like EX34 9EQ showing 8% growth while others have experienced significant declines.

Purchasing a property is likely to be one of the largest financial decisions you'll make, and a RICS Level 2 Survey provides essential information to protect your investment. In the EX34 9 area, where property prices average over £270,000, identifying hidden defects before completion can save you significant money and stress. Our independent survey ensures you have a clear understanding of the property's true condition. The information in your survey report empowers you to negotiate with confidence. If defects are identified, you can request that the seller addresses these issues before completion or adjust the purchase price to reflect the cost of necessary repairs. In some cases, survey findings may reveal problems serious enough to warrant withdrawing from the purchase, potentially saving you from a costly mistake. Beyond the immediate purchase decision, your survey report provides a valuable baseline for future property maintenance. The detailed condition assessment highlights areas that will require attention in the coming years, allowing you to budget appropriately for ongoing maintenance and repairs. This is particularly useful for older properties in Ilfracombe where ongoing maintenance is typically more demanding than for modern homes. Given the coastal location of many properties in EX34 9, budgeting for regular maintenance of external elements, including repainting, guttering replacement, and roof repairs, is particularly important.