RICS Level 2 Survey Germansweek

The RICS Level 2 Survey, formerly known as the Homebuyer Survey, provides a comprehensive inspection of the property's condition focusing on issues that affect value and safety. Our surveyors examine all accessible areas of the home, including the roof space, walls, windows, doors, plumbing, and electrical systems. We specifically look for signs of damp, structural movement, rot, and defects in the building fabric that could require costly remediation. This visual inspection covers the main building and any attached garage, outbuildings, and boundary walls.

For Germansweek properties, our inspection pays particular attention to the age-related issues common in period homes. Many properties in this area were built using traditional construction methods with local stone and cob walls, often featuring thatched or slate roofs. These older construction techniques require specialist knowledge to assess properly. Our surveyors check for issues such as deteriorating mortar in stone walls, thatch condition, and the integrity of historic roof structures. We also examine any modern extensions or renovations to ensure they have been properly carried out. In particular, we look for signs of settlement or movement in older walls, which can be common in properties built on the rolling Devon countryside.

The survey includes a detailed visual inspection of the property without invasive investigation. We will not lift floorboards or remove fitted carpets, but we will use probes where appropriate to assess timber condition and examine behind accessible panels. Our report provides a clear red, amber, green rating system for each building element, making it easy to understand which issues require urgent attention and which are minor cosmetic concerns. The report also includes a market valuation and insurance reinstatement figure, giving you a complete picture of the property's worth and rebuild cost.

Our surveyors use their first-hand experience of inspecting hundreds of properties across Devon to identify defects that less experienced eyes might miss. We understand that a property near Roadford Lake may have different considerations than one closer to the village centre, and we tailor our inspection accordingly. We document everything with detailed photographs and provide clear recommendations for any follow-up action you should take.

• Roof structure and covering
• Walls, windows, and doors
• Damp and rot assessment
• Plumbing and electrical condition
• Boundary walls and outbuildings
• Parking and access issues

The Germansweek property market presents unique considerations that make a thorough survey essential. With an average house price of £650,000, purchasing a property in this area represents a significant investment. The EX21 postcode area has seen price movements in recent years, with EX21 5BA experiencing a 2.6% price increase over the past year. Given these values, identifying any hidden defects before completion can save you from costly repairs down the line. A RICS Level 2 Survey gives you the negotiating power to address issues with the seller or factor repair costs into your budget.

The character of housing in Germansweek largely consists of older period properties, many of which are listed buildings or located within conservation areas. Properties in Eworthy, a hamlet within the Germansweek area, include beautiful Grade II listed thatched cottages dating back to the early 17th century. These historic homes require particularly careful surveying due to their age and traditional construction. Our surveyors understand the specific challenges of assessing heritage properties and can identify issues that might otherwise go unnoticed by those unfamiliar with historic building methods. We have inspected properties including former farmhouses like Higher Town Farm and various properties along Blagrove, giving us direct experience with the common issues affecting these older buildings.

The rural location of Germansweek means that properties often have features not found in urban areas. Many homes rely on septic tanks rather than mains drainage, and heating systems may use oil or solid fuel rather than gas. Our survey includes detailed assessment of these systems and highlights any maintenance requirements or compliance issues. We check the condition of oil tanks, examine septic tank installations, and assess the condition of solid fuel burners and their flues. These rural-specific considerations are particularly important for properties in areas like Higher Buddle and the surrounding farmland, where traditional systems are more common.

Understanding the construction methods used in Germansweek properties is crucial for a thorough survey. The predominant housing stock in the EX21 postcode area consists of period houses built between 1800 and 1911, with many properties dating back even further. Traditional building materials in this area include local stone, cob, and render for walls, with thatch or slate for roofing. The use of local materials means that properties can be affected by specific issues related to the geology and climate of West Devon.

Stone walls in Germansweek properties were typically built using local rubble stone with lime mortar. Over time, this mortar can deteriorate, allowing water penetration and reducing the wall's structural integrity. Our surveyors are trained to identify areas of mortar erosion and assess whether repointing is required. We also check for signs of movement or cracking that might indicate foundation issues, which can be particularly important for older properties built on the variable soils of the Devon countryside.

Thatched roofing is a distinctive feature of many properties in the Germansweek area, particularly in Eworthy and surrounding hamlets. While thatch is an attractive and traditional roofing material, it requires regular maintenance and eventual replacement. Our surveyors assess the condition of thatched roofs, looking for signs of wear, deterioration, or water penetration. We can identify when re-thatching may be required soon, which is a significant expense that should be factored into your purchasing decision. Properties like the Grade II listed cottages in Eworthy may have recently been re-thatched, but our survey will verify the current condition and identify any issues with the underlying roof structure.

Many properties in the Germansweek area have undergone sympathetic modernisations over the years. Extensions, updated heating systems, and modern plumbing have been added to period properties to bring them up to contemporary standards. Our surveyors assess these modifications to ensure they have been properly carried out and comply with building regulations where applicable. We look for signs of poor workmanship in alterations, such as inappropriate materials used or inadequate structural support for new openings.

Our experience surveying properties across the Germansweek area has given us valuable insight into the common defects we encounter. Period properties in West Devon frequently suffer from damp issues, whether rising damp from the ground or penetrating damp from damaged roofs or walls. The traditional construction methods used in these older homes, with their solid walls and lime-based mortars, can be more susceptible to moisture problems than modern cavity-wall construction. Our surveyors use moisture meters and visual inspection to identify damp and recommend appropriate remediation.

Roof condition is another major area of concern in Germansweek properties. Whether thatch, slate, or clay tile, the roofs on period properties often require ongoing maintenance. We inspect for missing or damaged tiles, deteriorated flashing, and signs of past or current leaks. For thatched properties, we assess the depth and condition of the thatch layer and check for any areas where water penetration may be occurring. The age of the roof covering is a key factor in our assessment, as replacement represents a significant expense.

Electrical systems in older properties frequently require upgrading to meet current safety standards. Many homes in the Germansweek area will have consumer units and wiring that dates from the original construction or from earlier renovations. Our survey includes a visual inspection of the electrical installation, identifying any obvious safety concerns or areas that require attention from a qualified electrician. We note the type and condition of the consumer unit, the presence of earthing, and the condition of visible wiring.

Outbuildings and agricultural buildings are common in the rural Germansweek area, often included with larger properties or former farms. These structures may have been converted for alternative uses or may simply be in agricultural use. Our survey includes inspection of any detached outbuildings, barns, and workshops, assessing their condition and any safety concerns. For properties like Higher Town Farm or other former farm holdings, these additional buildings can represent significant value or potential renovation opportunities.