RICS Level 2 Survey in Frogmore and Sherford

Our RICS Level 2 HomeBuyer Survey provides a thorough inspection of the property's visible and accessible elements. We examine the walls, roof, floors, windows, doors, and fixtures, identifying defects that could affect the property's value or require future expenditure. The survey follows RICS standards, giving you a standardised assessment that compares the property against others of similar type and age. Our inspectors work to a strict methodology that ensures consistency and comprehensiveness across every property we survey.

In Frogmore's older properties, our inspectors pay particular attention to the condition of stone rubble walls, which may suffer from mortar deterioration or water penetration. We check thatch and slate roofs for missing tiles, damaged ridge mortar, and signs of past water ingress. Many properties in Frogmore feature rendered rubble chimneys with brick shafts that require careful inspection for stability and weathering. For properties in the Sherford new town development, we assess the quality of modern construction methods, including cavity wall insulation, window installations, and balcony waterproofing systems. Our familiarity with the specific builders active in Sherford, including Countryside Homes at their Sherford development and Taylor Wimpey at Greenwood Park, allows us to identify common issues that arise in their properties.

The survey includes a comprehensive assessment of damp and timber conditions. Rising damp is common in older properties built before the introduction of modern damp-proof courses, while penetrating damp can affect properties with damaged gutters or poorly maintained roof coverings. We use moisture meters and professional judgment to identify areas of concern without causing damage to the property. Our surveyors also assess ventilation, as condensation-related dampness is a frequent issue in properties where modern windows have been installed without adequate background ventilation. The report includes clear photographs and condition ratings that help you understand the severity of any issues identified.

Our survey extends to all accessible parts of the property, including outbuildings, boundaries, and shared areas where relevant. We inspect drainage systems, noting the condition of gutters and downpipes, and we check the condition of any fencing or walls that define the property boundaries. Our report includes a market value assessment and an insurance rebuild cost, which are essential for mortgage lenders and for ensuring you have adequate buildings insurance cover.

• Wall condition and structural integrity
• Roof covering and flashing condition
• Damp and timber decay assessment
• Plumbing and electrical visible defects
• Windows, doors, and joinery
• Drainage and gutter inspection
• Insulation and energy efficiency observations

Frogmore and Sherford's location near the Kingsbridge Estuary creates specific considerations for property buyers that our surveyors understand intimately. Frogmore sits at the head of a tidal creek, which means some properties may face flood risk from fluvial or tidal sources, particularly during high tides and periods of heavy rainfall. The Frogmore and Sherford Neighbourhood Plan specifically references the creek's role in flood defence, and our surveyors note visible signs of previous flooding, water staining, and drainage issues that could indicate problems during high-water events. When viewing properties in Frogmore, pay particular attention to ground-floor rooms, basements, and any lower-level accommodation that could be vulnerable to water ingress.

The local geology presents another important consideration for property purchasers in this area. Clay-rich soils are present in parts of the South Hams, and these can experience shrink-swell behaviour where soil volume changes with moisture content. This can lead to subsidence or heave, particularly where trees are present near shallow foundations or where drainage is inadequate. Our inspectors examine walls for signs of structural movement, cracking, or unevenness that might indicate ground instability. Properties with mature trees close to the building, particularly those with shallow foundations typical of older construction, warrant careful assessment for potential subsidence risk.

Older properties in Frogmore often feature traditional construction methods that differ significantly from modern standards and require specialist understanding. Stone rubble walls, often plastered internally, may lack cavity insulation and can be susceptible to moisture penetration through the mortar joints. Original lead pipework and outdated electrical wiring remain common in properties that have not been modernised, representing potential safety concerns and areas where remedial work may be required. Many historic properties also have thatched roofs, which require specialist knowledge to assess properly and may present higher insurance premiums. Our survey highlights these issues and provides guidance on remediation costs, helping you budget appropriately for any work required after purchase.

The Sherford new town development brings contemporary construction to the area, with properties built using modern methods including cavity wall construction, brick and blockwork, and contemporary finishes such as white render and weatherboard cladding. While these properties are generally built to modern building regulations, our inspectors have identified issues in new builds including inadequate balcony waterproofing, minor snagging items, and occasional building regulation compliance matters. Having an independent survey of your new build property before the warranty period expires can provide valuable protection and leverage for requesting corrections from the developer.