RICS Level 2 Homebuyer Survey in Exbourne

Our RICS Level 2 Homebuyer Survey provides a detailed visual inspection of all accessible areas of the property. In Exbourne, where many homes date from the 18th and 19th centuries, our surveyors pay particular attention to traditional construction methods including cob walls, stone masonry, and thatched roofing. We check the condition of these historic features and identify any signs of deterioration, movement, or previous repairs that may require attention. Properties like those along the High Street, including the Grade II listed buildings at numbers 1 and 2, require careful assessment of their traditional fabric.

The survey includes a thorough assessment of the property's structural integrity, examining walls, floors, ceilings, and the roof structure. Our inspectors lift accessible floorboards, check within roof spaces where safe access permits, and test windows and doors for proper operation. We also assess the condition of all visible services including plumbing, electrical installations, and heating systems, flagging any urgent defects that need immediate attention. For properties with thatched roofs, which are common among Exbourne's older cottages, we pay particular attention to the roof structure and any signs of water penetration or pest infestation that can affect traditional roofing materials.

Unlike a basic mortgage valuation, our Level 2 survey provides practical advice on maintenance and repairs specific to the property type. For Exbourne's older properties, this might include recommendations for managing damp in solid-walled construction, maintaining thatched roofs, or addressing issues with older drainage systems. The report includes clear ratings for each element: Condition Rating 1 (No repair needed), Condition Rating 2 (Defects requiring attention), or Condition Rating 3 (Serious defects requiring urgent investigation). This clear rating system helps you understand exactly what work may be needed and when.

Many properties in Exbourne fall within the Conservation Area, which means our surveyors also consider any features that may be of historic or architectural significance. We note the condition of original windows, doors, and other period features that contribute to the village's character. If you're planning any modifications to a Conservation Area property, our report can help you understand what may require consent from West Devon Borough Council.

• Structural walls and foundations
• Roof structure and covering
• Windows, doors, and joinery
• Dampness and moisture assessment
• Plumbing and water systems
• Electrical installations
• Heating and hot water systems
• External finishes and boundaries

Exbourne's architectural heritage includes numerous listed buildings, with the Church of St Mary (Grade II*) dating from the 14th century as a notable landmark. Properties along the High Street and surrounding lanes include many period buildings constructed from local cob and stone, often with thatched or slate roofs. Our surveyors are experienced in assessing these traditional construction methods and understand how they perform in the local climate. Buildings like Shilstone Farmhouse, with its plastered cob walls and thatched roof, exemplify the traditional construction found throughout the village.

The village sits between the River Okement and Hole Brook, and while Exbourne is not in a high-risk flood zone, our surveyors check for signs of past water ingress, drainage quality, and the condition of any flood mitigation measures. We also note the proximity to watercourses when assessing dampness and structural movement, as changes in soil moisture levels can affect buildings with shallow foundations. Properties in lower-lying areas near the watercourses receive particular attention during our damp assessments.

For properties in Exbourne's Conservation Area, we highlight any features that may require special consideration when planning modifications or improvements. The Neighbourhood Plan identifies specific areas where development is encouraged, and if you're considering a newer property on one of the identified sites, our survey will assess its condition against current building standards and identify any potential issues with the construction quality. Recent planning applications for sites like the land north of Town Living Cross demonstrate continued development interest in the village.

The local housing stock includes a mix of property types from different eras. While specific percentages from the ONS Census 2021 aren't available for the village, our experience shows a good mix of period cottages, modern family homes, and newer developments. If you're considering a property in one of the nearby new-build developments such as Hampton Mill or Okement Park in Okehampton, our surveyors can assess the construction quality against current building regulations and identify any common issues with newer properties in the area.

Based on our experience surveying properties in Exbourne and the surrounding West Devon area, several common issues regularly appear in our reports. Dampness is particularly prevalent in older properties with solid walls, where the lack of a damp proof course means moisture can rise through the brickwork or cob. Our surveyors carefully inspect ground floor walls, window surrounds, and any features that might indicate ongoing damp problems. Properties with cement-based render on cob walls can be particularly susceptible to damp issues, as the render can trap moisture within the wall structure.

Roof defects are another frequent finding, especially in properties with thatched or slate roofing. Thatched roofs, while beautiful, require ongoing maintenance and are vulnerable to damage from wind, rain, and wildlife. We inspect the condition of the thatch, looking for signs of deterioration, moss growth, and any areas where water might penetrate. Slate roofs on period properties can suffer from slipped or broken tiles, particularly after severe weather, and our surveyors check all accessible areas of the roof from both inside and outside the property.

Structural movement, including cracking in walls and subsidence, can affect properties in Exbourne, particularly those built on clay soils that shrink and swell with changes in moisture content. Our surveyors inspect all walls both internally and externally, looking for signs of cracking, bowing, or other movement that might indicate foundation problems. We note the position and pattern of any cracks and assess whether they appear to be active or historical. In older properties with shallow foundations, even minor ground movement can cause visible signs that require further investigation.

Defective windows and doors are common in period properties, where original joinery may have warped over decades of use. We test all windows and doors for proper operation, checking that they open and close correctly and that any locks or hardware function properly. In listed properties, we note the condition of original windows and advise on appropriate repair versus replacement options that would preserve the character of the building while improving weather tightness.