RICS Level 2 Survey in EX38

The EX38 area has a property market that reflects North Devon's rural and semi-rural character. With detached homes making up 40.5% of the housing stock and averaging £438,200, buyers are often purchasing substantial properties with considerable maintenance histories. Semi-detached homes account for 28.5% at an average of £280,000, while terraced properties average £233,333. Each of these property types comes with its own set of potential issues that our Level 2 survey is designed to uncover.

A RICS Level 2 Survey is the right choice for most conventional properties in reasonable condition. We cover all accessible areas of the building, assess the condition of services where visible, and provide condition ratings from 1 (no repair currently needed) to 3 (defects are serious and require urgent attention). This gives buyers a clear picture of what they are taking on, including any items requiring further specialist investigation before exchange.

Property prices in EX38 have decreased by 2.22% over the last 12 months, which can create opportunity for buyers. However, falling prices in any market can sometimes indicate properties sitting longer due to condition concerns. Our survey protects you by ensuring you understand exactly what condition you are buying, and gives you a solid basis for negotiating on price if significant defects are found.

The North Devon landscape is beautiful, but it also means properties face exposure to harsh weather - particularly Atlantic fronts that drive heavy rainfall and wind into the region. This weather exposure accelerates wear on external elements like roofing, pointing, and render. All of these are elements our inspectors specifically examine during a Level 2 survey, giving you a full picture of the property's external condition and any maintenance that will be required in the short to medium term.

EX38 also has a substantial population of older properties in rural villages and hamlets surrounding Barnstaple. Many of these were constructed using traditional methods no longer common in modern housebuilding - lime mortar, solid masonry walls, stone or cob construction. Our surveyors bring specific knowledge of these construction types, ensuring issues relevant to older building fabric are identified and properly explained in the report.

Based on the type of housing stock found in EX38 and the local geography, our surveyors regularly encounter a specific set of defects in this area. Being aware of these before viewing a property can help you look for early warning signs and ask the right questions of the seller or estate agent.

Damp is one of the most frequently identified issues in older North Devon properties. This can take the form of penetrating damp, where water enters through failed pointing, cracked render, or defective roofing details. Rising damp is also present in some pre-1919 properties that lack a damp-proof course, or where an existing damp-proof course has failed. Condensation is another form of moisture problem, particularly in properties with poor ventilation or where significant thermal bridging occurs in the fabric of the building. All forms of damp are covered in our Level 2 inspection.

Roof condition is a second major area of concern in EX38. Older slate roofs, while historically durable, eventually reach the end of their serviceable life. Individual slates crack or slide, mortar to ridge tiles deteriorates, and lead flashings around chimney stacks and roof junctions can fail. Replacing a roof is a significant cost - typically several thousand pounds for a standard house - and identifying roof issues before purchase gives buyers the opportunity to factor this into their offer or request remediation before exchange.

Timber defects including rot and woodworm are also found regularly in older properties in the area. Wet rot tends to affect timber elements that have been repeatedly exposed to moisture, such as window frames, sill boards, and structural timbers in poorly ventilated roof voids or sub-floor spaces. Dry rot is less common but more serious when it occurs, capable of spreading through masonry and causing extensive structural damage if left unchecked.

Outdated services are another area we frequently flag in EX38. Older properties can have electrical wiring that predates modern safety standards, including rewirable fuse boards, single-strand aluminium wiring, or circuits without RCD protection. Lead and galvanised steel pipework can still be present in properties that have not had recent plumbing upgrades. Our survey identifies where services appear outdated and recommends appropriate specialist testing.

• Damp: penetrating, rising, and condensation in older properties
• Roof deterioration: slipped slates, failed flashings, defective ridge tiles
• Timber rot and woodworm in exposed or poorly ventilated areas
• Settlement and subsidence, particularly on clay-rich soils
• Outdated electrics: fuse boxes, ungrounded circuits, ageing wiring
• Old plumbing: lead pipes in pre-1970 properties, galvanised steel

Barnstaple and the surrounding EX38 area contain a significant number of listed buildings and several designated conservation areas. The historic core of Barnstaple includes properties dating back centuries, and the outlying villages and hamlets within the EX38 postcode often contain farmhouses, cottages, and barns that carry listed building status.

Buying a listed building requires particular care. A Level 2 survey can identify many issues in listed properties, but we always recommend discussing the scope of the survey with us before instructing. Some listed buildings are better served by a Level 3 Building Survey, particularly where the construction is highly unusual, involves complex historic fabric, or where the extent of alterations over the centuries makes assessment more involved.

Properties within conservation areas also carry planning restrictions that affect what changes can be made, even to unlisted buildings. This can affect the remediation of defects - replacing windows, for example, must typically be done in a style consistent with the conservation area character, which can increase costs compared to standard replacements. Our surveyors note conservation area status where relevant and flag the planning implications of any recommended works so you understand the full cost implications.

Properties with any form of listing or conservation area designation should have their solicitor confirm the extent of consent conditions, any outstanding enforcement notices, and whether any alterations have been carried out without the necessary Listed Building Consent. Our survey report can highlight visible evidence of alterations for legal follow-up, but legal due diligence on consents is a matter for your conveyancer rather than your surveyor.