RICS Level 2 Survey in High Bickington

A RICS Level 2 survey provides a comprehensive inspection and report designed for properties in reasonable condition, including conventional houses, bungalows, and flats. Our inspector examines all accessible areas of the property, from the roof space and foundations to the walls, windows, doors, and services. We specifically assess the condition of key structural elements, identify any urgent defects requiring immediate attention, and highlight areas where further investigation may be needed. The report uses a clear traffic light rating system, making it easy to understand which issues are serious, which require monitoring, and which are purely cosmetic.

Given High Bickington's significant stock of older properties, our surveyors pay particular attention to common issues found in period homes. This includes assessing the condition of thatched roofs, which feature prominently in the village's conservation area, evaluating any rendered cob walls, and checking the state of traditional timber-framed construction. We also examine the more modern developments in the village, including properties on the Little Bickington Farm development and the new housing at Cross Park, ensuring that newer builds meet expected standards despite their recent construction. The village's older part contains numerous character cottages with original features, including many thatched properties and buildings constructed from traditional cob and stone rubble, which require specialist knowledge to assess properly.

The survey includes a market valuation and insurance reinstatement figure, providing you with essential financial context for your purchase. We also advise on any significant defects that could affect the property's value or require substantial repair investment. For properties in High Bickington's conservation area or those that are Grade II listed, we will advise whether a more comprehensive Level 3 survey might be more appropriate given the additional complexities of heritage properties. Properties such as The Old George Inn, Wiermarsh Farmhouse, and the historic Bale's Ash all carry listed status and require careful consideration when assessing their condition.

Our surveyors use their expertise to identify defects that might not be apparent to the untrained eye, including hidden timber rot, subsidence movement, and damp penetration that could lead to serious structural problems if left untreated. With the current market showing price reductions, a thorough survey can reveal issues that may provide negotiation leverage or highlight costly repairs that need accounting for in your budget.

• Roof structure and covering condition
• Damp and timber decay assessment
• Wall construction and structural movement
• Windows, doors, and joinery
• Plumbing and electrical condition
• Drainage and gutters
• Foundation and subsidence assessment
• Energy efficiency considerations

High Bickington's geology presents specific considerations for property owners and buyers. The underlying geology of North Devon consists of Devonian slates and sandstones, with some Carboniferous sandstones and shales. While High Bickington benefits from being in Flood Zone 1 with low flood risk, the clay content in some soil types can lead to shrink-swell subsidence, particularly during periods of drought or heavy rainfall. The British Geological Survey warns that the number of properties in Great Britain facing subsidence issues from shrink-swell is on the rise due to climate change, with figures projected to reach 10% by 2070 nationally. Our surveyors assess foundation conditions and look for signs of structural movement, including cracking, sloping floors, or misaligned windows and doors that might indicate foundation issues.

The traditional building materials used in High Bickington's older properties require specialist knowledge to assess properly. Many cottages feature rendered cob walls, a construction method using earth, straw, and other natural ingredients that was common throughout Devon. While cob walls are remarkably durable, they can suffer from damp penetration if rendered surfaces crack or fail. Our inspectors examine render conditions carefully, looking for signs of cracking, bulging, or damp staining that might indicate underlying problems. Thatched roofs, while beautiful and traditional, require particular attention to ensure the thatch is in good condition and free from pest infestation. The older part of the village, with its cobbled pavements and narrow streets, creates a quintessential Devon rural setting that buyers find attractive but which requires experienced surveyors to assess properly.

With two major new developments proposed or underway in High Bickington, the village is experiencing significant change. The development south of Little Bickington Lane will add approximately 40 new homes, while Cross Park brings a further 35 properties to the village edge. These new developments use modern construction methods, but our surveyors still check for common new-build issues such as inadequate drainage, problems with window and door installations, and any defects in the photovoltaic panels that are likely to be installed on these energy-efficient homes. The Torridge District Council's Strategic Flood Risk Assessment notes there are no known drainage problems in the immediate area, but increased impermeable surfaces from development can increase surface water run-off, making it important to check guttering and drainage systems carefully.

The local economy relies heavily on agriculture, which influences the types of properties available in the area. Many properties have associated land or outbuildings that may form part of the purchase. Our surveyors can assess the condition of any agricultural buildings, boundaries, and land included in the sale, ensuring you understand the full extent of what you are purchasing. With property prices in High Bickington noted to be beyond the means of most local people unless they have existing capital, understanding the true condition of a property is essential for making a sound investment decision.