RICS Level 2 Homebuyers Survey in EX5 1

Our RICS Level 2 Homebuyers Survey provides a comprehensive inspection of the property's condition, identifying any defects or issues that could affect its value or require costly repairs. Our inspectors examine all accessible areas of the property, including the roof, walls, floors, windows, doors, and infrastructure. We specifically look for signs of dampness, which is a common issue in older properties throughout the EX5 1 area, particularly in properties built with traditional construction methods using local stone or cob. Our surveyors understand that properties in this region often have solid walls rather than cavity walls, which can make them more susceptible to penetrating damp if the external rendering has deteriorated.

The survey includes a thorough assessment of the property's structural integrity, checking for cracks, movement, and signs of subsidence. Given that parts of the EX5 1 area have clay soils that are prone to shrink-swell behaviour, our surveyors pay particular attention to foundation conditions and any indicators of ground movement. We examine the external ground levels around the property and check for trees or large shrubs close to the building, as these can exacerbate clay shrinkage during dry periods. Our inspectors are trained to identify the early signs of subsidence, including diagonal cracks wider than 3mm that typically appear above doors and windows, doors and windows that stick or no longer close properly, and floors that slope noticeably.

We also inspect the condition of the roof, including tiles, flashings, and chimneys, as roof deterioration is frequently identified in properties across the region. For properties with thatched roofs, which can be found in Newton St Cyres and surrounding villages, we provide specific guidance on their condition and maintenance requirements. Thatched roofs require specialist knowledge, and while a Level 2 survey provides a visual assessment, we may recommend a specialist thatching inspection for older properties. Our surveyors also check flat roofs, which are common on modern extensions and garage structures, examining the condition of the covering and any signs of ponding water that could lead to leaks.

Our inspectors examine the property's electrical systems, plumbing, and drainage, flagging any outdated wiring or plumbing that may not meet current regulations. In older properties, we frequently encounter old rubber-insulated wiring, cast iron soil stacks, and lead water pipes that require upgrading. We also check the condition of the consumer unit (fusebox) and whether it meets current electrical safety standards. For properties in conservation areas like Woodbury and Newton St Cyres, we note any specific considerations related to their protected status and advise on the potential need for specialist surveys.

• Structural condition assessment
• Damp and moisture detection
• Roof and chimney inspection
• Electrical and plumbing review
• Drainage system assessment
• Energy efficiency notes
• Thermal insulation assessment
• Condition of windows and doors

The EX5 1 area has seen significant new build development in recent years, particularly around Cranbrook and the eastern fringes of Exeter. Taylor Wimpey has been developing the Cranbrook community with various phases including new homes at Land West of Bluehayes Lane and properties on Tillhouse Road. These modern developments offer contemporary living with energy-efficient designs, but even new build properties can benefit from a Level 2 survey. Our surveyors regularly inspect new homes from major developers and are experienced at identifying the common defects that occur in newly constructed properties, from snagging issues to more serious construction problems.

Cavanna Homes' Equinox III development represents another significant addition to the local housing stock, offering two, three, and four-bedroom homes in a community described as combining city living with easy access to countryside. Properties on these modern developments typically feature contemporary construction methods including timber-framed structures, brick and render exteriors, and modern insulation systems. While these homes are built to current regulations, our surveyors still check for issues such as inadequate ventilation that can lead to condensation, problems with window and door installations, and any defects in the sealed unit double glazing.

Even if you are purchasing a brand new property with a warranty, a Level 2 survey provides valuable protection. Our inspection documents any defects or unfinished work that the developer should rectify before completion. We recommend scheduling your survey as close to the completion date as possible to catch any issues that may have arisen during the final stages of construction. For properties at Cranbrook and Equinox III, our surveyors are familiar with the typical construction quality and common issues that arise on these specific developments, giving you confidence in our assessment.

The EX5 1 area presents several property-specific challenges that our surveyors are well-versed in identifying. The shrink-swell risk associated with clay soils in parts of East Devon can cause foundation movement, leading to cracks in walls and ceilings. Our inspectors are trained to recognise the signs of this type of movement, including diagonal cracks wider than 3mm, doors and windows that stick, and uneven floors. If we identify any indicators of subsidence, we will recommend further investigation by a structural engineer. We also check the proximity of trees to the property, as species such as oak, poplar, and willow are particularly problematic in clay soil areas due to their high water demand.

While the immediate EX5 1 postcode shows very low flood risk from rivers and the sea, parts of the broader Exeter area are within the River Exe flood warning zone. Properties in lower-lying areas near watercourses may be at risk of surface water flooding during periods of intense rainfall. Our surveyors check for signs of previous water damage, including water staining, mould growth, and mineral deposits on walls that indicate past flooding. We advise on the property's flood resilience and whether any flood mitigation measures are in place. Given the recent extreme weather events across the UK, flood risk is an important consideration for buyers in the region, particularly for properties in valley locations or those with large gardens that slope towards watercourses.

Many properties in the EX5 1 area, particularly those in the older villages, were built using traditional materials and methods that differ significantly from modern construction. These may include cob walls, thatched roofs, and lime-based mortars. Our surveyors understand these traditional construction methods and can identify issues specific to older properties, such as timber decay in thatched roofs, deterioration of cob walls, and problems with historic windows and doors. We also check for the presence of asbestos, which may be found in properties built before the 1970s, particularly in Artexed ceilings, floor tiles, and insulation materials. If we suspect asbestos is present, we will recommend a specialist asbestos survey before any renovation work is carried out.

For those purchasing new build properties from developments like Cranbrook or Equinox III, our surveyors can still identify defects, even in newly constructed homes. Common issues in new builds include snagging items such as poorly sealed windows, damaged fixtures, and incomplete decorations. We also check that extraction fans are working properly, that doors and windows operate correctly, and that any integral garages are properly constructed. A Level 2 survey on a new build provides you with a documented list of issues to present to the developer for rectification, giving you leverage to ensure problems are addressed before the warranty period expires.