RICS Level 2 Survey in Broadclyst EX5 3

The Broadclyst area within EX5 3 boasts an attractive mix of character homes, with Victorian end-of-terrace properties, converted farmhouses, and historic Grade II listed buildings featuring prominently in the local housing stock. These period properties bring significant charm and character, but they also come with potential issues that only a trained eye can identify. Our inspectors frequently encounter problems with damp penetration in older brickwork, outdated electrical systems that fail to meet current regulations, and roofing issues resulting from decades of exposure to the Devon climate. We have surveyed properties on Silver Street, School Lane, and the historic farmhouses along the surrounding country lanes, giving us direct experience with the issues affecting local housing.

Many properties in EX5 3 were constructed using traditional methods with brick, stone, and timber frame elements that differ significantly from modern construction techniques. Understanding these older construction methods is essential for identifying potential structural concerns. Our chartered surveyors have extensive experience examining properties across the Devon region and understand how local geological conditions and weather patterns can impact building integrity over time. The solid-walled construction common to many Victorian and Edwardian homes in this area lacks the cavity wall insulation found in modern properties, making them more susceptible to moisture ingress and less thermally efficient.

The presence of listed buildings in the EX5 3 area, including the charming 6-bedroom Grade II listed Farmhouses mentioned in recent property listings, adds another layer of complexity to the surveying process. While a Level 2 survey provides excellent information for conventional properties in reasonable condition, our team will advise if a more comprehensive Level 3 Building Survey would be more appropriate for particularly old or complex properties. This tailored approach ensures you receive the right level of inspection for your specific property type. We have the expertise to identify when a property's age, construction, or listed status warrants the deeper investigation that a Level 3 survey provides.

• Victorian and Edwardian period properties
• Grade II listed buildings
• Barn conversions
• Traditional brick and stone construction
• Properties over 50 years old

Our experience surveying properties throughout the Broadclyst and EX5 3 area reveals several recurring themes that buyers should be aware of. Damp problems feature prominently in period properties, particularly rising damp affecting ground floor walls and penetrating damp from deteriorated roof coverings or damaged pointing. The traditional solid wall construction common in Victorian and Edwardian homes lacks the cavity wall insulation found in modern properties, making them more susceptible to moisture ingress and less thermally efficient. We have found that properties along the lower-lying roads near the village centre are particularly prone to damp issues due to the local topography and soil conditions.

Electrical systems in older EX5 3 properties frequently require updating, with many period homes still operating with original fuse boards and wiring that fails to meet current Part P electrical regulations. Our surveyors carefully assess the condition and safety of electrical installations, noting any work that will require attention from a qualified electrician. Similarly, heating systems in older properties often prove inefficient, with aging boilers and outdated heat distribution systems requiring replacement or upgrade. Given the rising energy costs, this is an area where our findings can significantly impact your budgeting decisions.

Roofing represents another significant area of concern in the local housing stock. Many properties feature traditional slate or clay tile roofs that have exceeded their expected lifespan, with broken or missing tiles, degraded flashing, and inadequate insulation commonly identified during our surveys. Structural issues, including cracking to walls, uneven floors, and signs of past or present subsidence, require careful assessment, particularly in properties built on ground conditions that may be susceptible to movement. We have encountered properties in the EX5 3 area where past subsidence has been inadequately repaired, and our surveys help identify whether previous work has been properly carried out.

• Rising and penetrating damp
• Outdated electrical systems
• Roof deterioration and missing tiles
• Structural movement and cracking
• Inadequate insulation
• Outdated plumbing and heating
• Timber defects and woodworm
• Asbestos in pre-1970s properties