RICS Level 2 Surveys in EX4

EX4 is one of Exeter's most varied postcode districts, stretching from streets close to the city centre out through northern and northwestern suburban neighbourhoods. This geographical and social range is matched by the diversity of the housing stock, which spans several distinct building eras and construction methods - each carrying its own characteristic risks.

The terraced properties that dominate EX4's transaction records were largely built during Exeter's Victorian and Edwardian expansion, when solid-brick and local stone construction was the norm. These homes have stood for over a century, and many carry the marks of age: damp-proof courses that have deteriorated, chimney stacks in need of repointing, original single-glazed sash windows, and lead pipework in older areas of the plumbing system. A survey that flags these conditions before purchase gives buyers the information they need to negotiate fairly and budget accurately for remedial work.

The University of Exeter's Streatham Campus sits within the EX4 area, which has historically driven demand for terraced housing across nearby streets. High demand in this pocket of EX4 can put upward pressure on prices for properties that have been poorly maintained or converted into houses of multiple occupation. Our inspectors pay particular attention to signs of conversion work - stud wall partitions, altered drainage arrangements, additional electrical circuits - and rate these against current standards in the report.

The River Exe and its tributaries pass through and around Exeter, meaning flood risk is a genuine consideration for some properties in lower-lying parts of the city. We check the Environment Agency flood designation and record visible evidence of past water ingress during every survey in the Exeter area. Even where a property is not in a mapped flood zone, surface water drainage failures during heavy rain events can affect basements, lower ground floors and sub-floor voids.

Exeter is a historic city with Roman foundations and a cathedral that has drawn settlement for over two millennia. Parts of the city carry conservation area designations and contain listed buildings - particularly in and around the cathedral close and the older parts of the city centre that adjoin the EX4 boundaries. Properties near these designations often feature unusual construction materials and methods that warrant careful inspection by a surveyor experienced in older buildings.

Our RICS Level 2 Survey - also called the HomeBuyer Report - is the standard survey for residential properties in conventional construction and broadly reasonable condition. It is the appropriate choice for the majority of terraced, semi-detached and detached homes in EX4 built from around 1900 onwards.

The survey begins with a systematic external inspection. Our chartered surveyors assess the roof structure and coverings, chimney stacks, parapet gutters, external walls, pointing and render, drainage gullies, downpipes and ground-level drainage. Binoculars are used to examine roof areas that cannot be physically accessed, and the condition of gutters and rainwater goods is noted along with any blockages, separations or misalignments.

Inside the property, our assessors work methodically through every room. Ceilings are checked for cracking patterns, water staining and sagging. Walls are inspected for damp, cracking and plasterwork deterioration. Floor surfaces are checked for level changes that could suggest movement in the underlying structure. All windows and external doors are assessed for condition, draught sealing and security hardware.

The electrical consumer unit is noted by type and apparent age, and a representative selection of sockets and light fittings is tested. Where the installation appears outdated, the report recommends a full periodic electrical inspection by a registered electrician. Central heating and hot water systems are tested and their apparent condition noted, and the type and age of any boiler is recorded.

Where roof void and sub-floor hatches are present and the spaces can be safely entered, our inspectors go in. They check insulation levels, ventilation, visible timbers for decay and infestation, and any structural elements that are not visible from the rooms below. This step reveals conditions that would remain hidden from a standard walk-through viewing.

• Roof coverings, ridge tiles and chimney stacks assessed and condition rated
• External walls, pointing, render and bay windows checked for damp and cracking
• All internal rooms inspected for damp, cracking and structural movement
• Sub-floor ventilation and timber condition assessed where accessible
• Electrical consumer unit type and safety devices noted
• Gas boiler type, approximate age and visible condition recorded
• Windows, doors and draught sealing assessed throughout
• Written report with RICS condition ratings 1-3 delivered within 3-5 working days
• Debrief call with your surveyor included in the survey fee