RICS Level 2 Survey Harford, Devon

Our RICS Level 2 survey provides a thorough inspection of the property's visible and accessible elements. We examine the walls, roof, floors, windows, doors, and built-in fixtures, checking for signs of damp, rot, structural movement, and general wear and tear. The survey includes a market valuation and an insurance reinstatement figure, which proves invaluable for mortgage purposes and ensuring you have adequate cover.

Given the age of properties in Harford, our inspectors pay particular attention to traditional construction features common to the Dartmoor fringe. This includes checking solid-walled properties for rising damp, examining slate and tile roofs for wear, assessing the condition of load-bearing timbers, and evaluating older drainage systems that may need attention. We also check the condition of any outbuildings, which are common in rural properties here.

The survey format uses a simple traffic light system to rate each area: green for no issues, amber for minor defects requiring attention, and red for serious problems that need urgent repair. We also provide a clear summary of the survey findings, making it easy for you to understand exactly what you're buying and what investment might be needed down the line. This straightforward approach helps you compare properties objectively and make informed decisions during your purchase.

Our inspection covers all key structural and functional elements of the property. We systematically assess each area and provide you with a comprehensive report that highlights both immediate concerns and potential future maintenance requirements.

• External walls and structural elements
• Roof covering and chimneys
• Floors, stairs, and joinery
• Windows and doors
• Bathrooms and kitchen fittings
• Damp and timber condition assessment
• Electrical and heating systems (visual inspection)
• Drainage and drainage outlets

Properties in Harford and the surrounding Dartmoor fringe area predominantly feature traditional construction methods that reflect the local geology and available building materials. The most common construction type consists of solid-walled granite or local stone walls, often rendered with lime-based renders that allow the building to breathe. These solid walls lack modern cavity insulation, which means they can be more susceptible to damp penetration if not properly maintained. Our surveyors understand these construction methods and know what to look for when assessing their condition.

Many properties in the area feature traditional slate roofing, sourced from local quarries or imported from Wales. While slate is a durable material with a long lifespan, age-related deterioration is common, particularly around flashings, valleys, and rooflights. The roofs often have complex profiles with multiple pitches, dormer windows, and chimneys that require careful inspection. We examine these roof structures from both inside the property (where accessible) and externally.

Internal features in older Harford properties often include original joinery such as exposed ceiling beams, traditional sash windows, and period fireplaces. These features add character but can also be sources of defects. We assess the condition of all accessible elements and note any issues that might affect the property's value or require future maintenance investment. Our detailed approach ensures you know exactly what character features are in good condition and what might need attention.

The housing stock in Harford predominantly consists of older properties, many dating from the pre-1919 period. This means our surveyors frequently encounter issues related to age and traditional construction methods. Damp is one of the most common problems we identify, particularly rising damp in solid-walled properties that lack modern damp-proof courses. Penetrating damp from damaged roof coverings or deteriorated pointing is also frequently seen in older stone buildings. We use moisture meters and visual inspection techniques to assess the extent and cause of any damp problems.

Roof condition is another area that requires careful assessment. Many properties in the Dartmoor fringe area feature slate or traditional tile roofs that, while visually attractive, can suffer from cracked or missing tiles, deteriorated lead flashing, and issues with gutters and downpipes. These problems can allow water ingress that leads to more serious timber defects if left unaddressed. We check all roof penetrations, chimneys, and drainage systems as part of our standard inspection.

Timber defects including woodworm and both wet and dry rot affect many older properties in the area. We inspect structural timbers, floorboards, and roof structures for signs of decay that could compromise the building's integrity. Additionally, outdated electrical wiring and plumbing systems are common in properties that haven't been updated for several decades, representing both safety concerns and potential renovation costs. We visually inspect these systems and flag any obvious concerns or areas requiring further investigation by specialists.

The proximity to the River Erme means flood risk is a consideration for some properties in Harford, particularly those in lower-lying positions or with gardens adjacent to the watercourse. We assess the general flood risk indicators and note them in our report. Combined with the other common issues found in older Dartmoor properties, this makes a thorough pre-purchase survey particularly valuable for anyone considering buying in this area.

• Rising damp in solid-walled properties
• Slate and tile roof deterioration
• Timber rot and woodworm infestation
• Outdated electrical wiring
• Inefficient or old heating systems
• Poor drainage and guttering
• Structural movement or settlement
• Lack of modern insulation