RICS Level 2 Survey in EX37

EX37 covers a rural postcode with a broad mix of housing types, ages, and construction methods. Over the past 12 months there were 100 residential sales at an average price of £322,790, while detached homes reached the highest average at £424,942. At those figures, a professional survey is a relatively small outlay, and an unknown defect can still cost far more later on.

Roughly 75% of properties in EX37 were built before 1980, so three-quarters of the stock is at least 45 years old. About 30% date from before 1919, and many of those were built in cob or stone with lime mortar, which behaves very differently from modern cement-based systems. Trouble starts when materials such as cement render or cement pointing are added, because moisture gets trapped and the fabric can deteriorate much faster. Our surveyors know how to spot these issues and set out the impact clearly in the report.

Price growth across EX37 has been modest at 2.22% over the last 12 months, although terraced homes have seen the strongest rise at 3.49%. New build activity includes The View at Umberleigh by Baker Estates, with homes from £299,950, The Orchards at South Molton by Bovis Homes, offering three to five-bedroom homes from approximately £325,000, and The Meadows at Chulmleigh by Cavanna Homes. For anyone buying an existing property in EX37, a Level 2 survey is the standard recommendation before exchange of contracts.

• Properties built before 1980 where a basic mortgage valuation has raised questions
• Traditional construction - cob, stone, or render - common across the EX37 rural area
• Buyers purchasing near the River Taw where flood risk needs checking
• Properties in conservation areas in Chulmleigh, Witheridge, or South Molton
• Any EX37 property where the buyer wants professional reassurance before committing to purchase

The geology of EX37 is made up mainly of Devonian sandstones and shales, with clay-rich soils found especially in river valleys around the River Taw and its tributaries. In some localised areas, clay soils bring a moderate to high shrink-swell risk, expanding when wet and contracting when dry, which can lead to foundation movement and cracking in walls when the ground beneath a property dries out too much. Our surveyors look for cracking patterns and distribution that point to this kind of movement, and we recommend specialist investigation where it is identified.

Flood risk is a real factor in parts of EX37, particularly for properties near the River Taw around Umberleigh and Chulmleigh, and on lower ground where surface water drainage may not be enough. Our inspectors look for physical signs of previous flooding, including mineral deposits on masonry at low level, tide staining on walls, and damp to ground floors that does not match any other moisture source. If we find evidence like that, we recommend a formal flood risk assessment and a check of the Environment Agency's flood risk data for the exact property address.

In the conservation areas of Chulmleigh, Witheridge, and South Molton, there is a higher concentration of listed buildings and historic structures, including farmhouses and cottages built with cob walls and lime-based mortars. Cob is a natural material that needs to breathe properly, so when cob walls are covered with cement render or pointed with hard modern mortar, moisture gets trapped and can lead to serious structural damage over time. Our surveyors understand how to assess cob and traditional stone construction, and we highlight any changes that may be causing, or speeding up, deterioration in these properties.

Survey costs in EX37 usually sit between £450 and £750, depending on the size and value of the property. That range reflects local North Devon market conditions and the kind of property being inspected. For homes around the EX37 average of £322,790, fees tend to land in the middle of that range. Larger detached properties averaging £424,942 in this postcode will draw higher fees than smaller terraced homes or flats at the lower end of the market.

Set against the total cost of buying a property, the survey fee is a modest but worthwhile investment. On an EX37 property at the average price, a survey costing £500 to £600 comes in well under 0.2% of the total transaction. The report may highlight issues that let you negotiate the asking price down or ask for remedial work before exchange. Damp in older stone or cob homes in this area can cost £3,000 to £10,000 or more to remedy properly. Finding that out before you commit protects both your budget and the purchase.

Our pricing is fixed and fully transparent, and it covers the full Level 2 survey report, a reinstatement cost assessment for insurance, and a post-survey telephone discussion with your surveyor. We cover all locations within EX37 at the same rate, including South Molton, Chulmleigh, Witheridge, Umberleigh, and the rural villages and farm properties in between. If you need a combined survey and market valuation, we can arrange both under a single instruction.

• Flats and smaller terraced homes (under £200,000): from £450
• Terraced and semi-detached (£200,000 to £300,000): from £500
• Detached properties (£300,000 to £500,000): from £600
• Larger rural and detached homes (over £500,000): from £700