RICS Level 2 Survey in Exeter

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. We examine the main structural elements including walls, roofs, foundations, and floors, providing you with a clear understanding of the property's current condition. The survey covers the exterior of the building, including walls, windows, doors, and roofing materials, as well as the interior, checking ceilings, walls, floors, and built-in fixtures. Our surveyors systematically work through each element, noting the construction method and materials used.

In Exeter, where a significant proportion of housing stock dates from the Victorian and Edwardian periods, our inspectors pay particular attention to common issues found in older properties. This includes checking for signs of damp (particularly rising damp in solid wall constructions), assessing the condition of original slate and tile roofs, and identifying any structural movement that may indicate foundation problems. The survey also examines services such as plumbing, electrical wiring, and heating systems, flagging any obvious defects or areas that do not meet current safety standards. Properties in areas like St David's and Newtown often feature traditional construction methods that require an experienced eye.

One of the key benefits of the RICS Level 2 format is the traffic light rating system. Each element of the property receives a red, amber, or green rating based on its condition. Red indicates serious issues requiring urgent attention, amber highlights defects that need repairing but are not urgent, and green signifies satisfactory condition. This clear system helps you prioritise any negotiations with the seller and budget appropriately for any remedial work. Our reports explain what each rating means in practical terms, so you are not left guessing about the severity of any issues.

The survey also includes a market valuation and insurance rebuilding cost estimate, giving you confidence that you are paying a fair price for the property and ensuring you have adequate insurance cover. Our assessors use their local knowledge of the Exeter market to provide accurate valuations that reflect current market conditions. We draw on recent sales data from the Exeter area, including comparable properties in neighbourhoods like Heavitree, Topsham, and St Leonard's, to ensure our valuation is grounded in reality.

• Structural elements
• Roof condition
• Damp assessment
• Electrical systems
• Plumbing and drainage
• Windows and doors
• Interior finishes
• Energy efficiency

Exeter's diverse housing stock presents various challenges that our Level 2 Surveys frequently identify. Damp problems are particularly prevalent in the city's older properties, which often feature solid wall construction without modern damp proof courses. Our inspectors see rising damp in ground floor rooms, penetrating damp caused by defective rainwater goods or damaged pointing, and condensation issues in properties with inadequate ventilation. These problems are especially common in Victorian and Edwardian terraces that make up around 30% of the city's housing, particularly in areas like St Leonard's and Heavitree where traditional red sandstone construction is prevalent.

Roof defects represent another frequent finding in Exeter surveys. Many properties still retain their original slate or clay tile roofs, which, while durable, eventually require attention. Our surveyors inspect for missing or slipped tiles, deteriorated lead flashing around chimneys and valleys, and damaged or blocked gutters. In properties with flat roofs (common on extensions and garage conversions), we check for signs of ponding, membrane deterioration, and inadequate falls that can lead to water ingress. Properties in the city centre, particularly those around the Cathedral Green and High Street areas, often have complex roof configurations that require careful inspection.

Timber defects including wet rot, dry rot, and woodworm infestation are identified in numerous Exeter properties, particularly those with damp issues or poor ventilation. Our inspectors examine window frames, door frames, floor joists, and roof timbers for signs of decay. In properties with suspended timber floors (common in pre-1919 construction), we assess the condition of joists and floorboards, checking for any deflection or rot that might indicate structural concerns. The combination of Exeter's relatively high rainfall and older construction methods means timber deterioration is a recurring theme in our surveys.

Outdated electrical and plumbing systems are flagged in many Exeter properties, especially those constructed before 1980. Original wiring that does not meet current regulations, galvanised steel pipes that may be corroded, and old consumer units without adequate RCD protection are all noted in our reports. While the survey is visual and does not test these systems, our experienced surveyors can identify obvious deficiencies that warrant further investigation by qualified electricians and plumbers. Many properties in established areas like St David's and Newtown still have their original electrical systems, which may pose safety concerns.

Exeter continues to expand with several new developments across the city. At Tithe Barn (EX2 8GL), Burrington Estates is constructing 3, 4, and 5 bedroom homes from £395,000. Cavanna Homes at Elm Park (EX2 5AE) offers 2, 3, and 4 bedroom properties from £320,000, while Barratt Homes at Hillside Gardens (EX4 8HN) provides homes from £299,995. Bovis Homes at Victoria Heights (EX2 5GL) is another option for buyers seeking modern properties from £399,995. These developments represent significant investment in Exeter's housing stock and are attractive options for families looking to move to the area.

While new build properties often come with NHBC warranty cover, a RICS Level 2 Survey can still add value by identifying any snagging issues or defects that may not be immediately apparent. Our inspectors are experienced in assessing modern construction methods and can spot issues such as inadequate insulation, poor workmanship, or design flaws that might not be covered by the builder's warranty. Even in new properties, it is worth having an independent assessment before you commit your funds. Common issues in new builds include sealant failures around windows, inadequate ventilation, and minor structural defects that the warranty may not fully address.

For those considering properties in Exeter's conservation areas (including City Centre, St Leonard's, St David's, and Newtown), a RICS Level 2 Survey may still be suitable, but our surveyors will flag any specific concerns related to listed building status or conservation requirements. The city centre and areas around Cathedral Green, High Street, and Southernhay have a high concentration of listed buildings reflecting Exeter's rich historical heritage. For properties of significant historical interest or unusual construction, we may recommend a RICS Level 3 Building Survey for a more detailed assessment that can properly evaluate traditional building materials and historic features.