RICS Level 2 Survey Iddesleigh

The housing stock in Iddesleigh presents unique challenges that our surveyors are well-equipped to handle. With properties typically constructed before 1900 using traditional cob walls and thatched roofs, the potential for hidden defects is considerable. Cob construction, while historically durable, can suffer from moisture penetration if the external render or roof covering deteriorates, leading to structural softening and damp issues within the property. Our surveyors meticulously examine these traditional building elements, identifying areas where maintenance has been neglected or where structural movement has occurred over the decades.

The village contains numerous Grade II listed buildings alongside the Grade I listed St James Church, which dates from the 13th century with major 15th-century additions. When surveying listed properties or those in proximity to historic buildings, our inspectors pay particular attention to compliance with heritage requirements and the condition of traditional materials. The thatched roofs common throughout Iddesleigh require specialist knowledge to assess properly, as issues such as ridge wear, valley deterioration, and pest infestation can remain hidden from casual inspection.

With 46.3% of homes in Iddesleigh having four or more bedrooms, many properties in the area are substantial period houses that command significant purchase prices. A RICS Level 2 survey provides you with the confidence to proceed with your purchase, knowing exactly what condition the property is in and what repair costs you might face. The average cost of a Level 2 survey represents just 0.1-0.3% of the property purchase price, making it a worthwhile investment when spending hundreds of thousands of pounds on a traditional Devon cottage or farmhouse.

Living in Iddesleigh offers a rural lifestyle with excellent connectivity to the surrounding area. The village hosts a local shop, post office, and the Duke of York pub, while the parish population of approximately 199 residents enjoys a close-knit community atmosphere. Many residents work from home, with 57.8% of the working population home-based, reflecting the modern reality of rural Devon living. Our surveyors understand that buying a property here often means balancing the charms of rural life with the practicalities of maintaining an older home.

• Cob wall condition and structural integrity
• Thatched roof assessment
• Damp and moisture penetration checks
• Electrical safety review
• Roof structure and covering condition
• Windows and doors operation

Devon soils are considered among the best in Britain for earth construction, containing a proportion of volumetrically stable clay that provides adequate cohesion for cob building. However, cob walls remain susceptible to damage from prolonged wet weather, ground movement, and inadequate maintenance. Our surveyors are experienced in identifying the early signs of cob deterioration, including cracking, delamination, and vegetation growth on wall surfaces. The Bude Formation geology underlying Iddesleigh consists of Carboniferous Culm Measures with interbedded sandstones, siltstones, and mudstones, which influences local ground conditions.

Thatched roofs, while aesthetically traditional and charming, require ongoing maintenance and eventual replacement every 30-50 years depending on the materials used. Our inspectors examine the thatch condition thoroughly, checking for signs of slippage, moss growth, and rodent damage. The proximity of many Iddesleigh properties to the River Okement and River Torridge means that some locations may have elevated flood risk, particularly for properties in lower-lying areas adjacent to these watercourses. Our surveyors note any evidence of past flooding or water damage where visible during the inspection.

The electrical systems in Iddesleigh's older properties often date from the original construction period or have been partially updated over the years. A RICS Level 2 survey includes assessment of the electrical installation's condition, identifying where wiring may be outdated or non-compliant with current regulations. Given that many properties have not been rewired for decades, this aspect of the survey is particularly valuable for buyers planning to modernise their new home. We also check the plumbing system, which in older properties is often a combination of old galvanised pipes and more modern plastic fittings that may not be correctly connected.

The foundation and substructure of cob buildings can be vulnerable to movement, particularly where ground conditions vary or where trees are located close to the property. Our surveyors observe the building from all angles, checking for signs of subsidence, settlement, or structural distortion that might indicate foundation problems. While the Culm Measures geology generally presents a lower shrink-swell risk than highly reactive clay soils, properties on or near the Bude Formation sandstone ridges may experience different movement patterns that require careful assessment.

• External cob wall condition
• Thatch roofing age and condition
• Electrical installation age
• Plumbing system material
• Window and door joinery
• Chimney and fireplace condition

Our experience surveying properties throughout Iddesleigh and the surrounding West Devon area has given us valuable insight into the defects most commonly found in local housing. Cob wall deterioration is frequently encountered, particularly where external render has failed or where vegetation has become established in the wall fabric. The moisture-retaining climate of Devon means that cob walls require regular inspection and maintenance to prevent soft spots from developing.

Thatched roof condition is another major consideration for Iddesleigh property buyers. Many properties in the village retain their original thatch roofing, which while visually appealing, has a limited lifespan compared to modern materials. Our surveyors assess the remaining life expectancy of thatch, looking for signs of current or impending failure that might require immediate attention or budgeting for replacement within the next few years.

Outdated electrical installations are commonly found in Iddesleigh's older properties. Properties built before modern electrical standards were introduced often have inadequate earthing, outdated consumer units, and wiring that does not meet current regulations. While our survey provides a visual assessment of the electrical condition, we always recommend that buyers obtain a full Electrical Installation Condition Report (EICR) from a qualified electrician before completing their purchase.

Damp and condensation issues affect many traditional properties in the area, particularly where modern double-glazing has been installed without adequate ventilation. The solid wall construction of cob buildings does not benefit from the cavity space that helps regulate moisture in more modern properties, making proper ventilation essential. Our surveyors identify areas where ventilation may be inadequate and flag potential moisture-related issues that could affect the property's condition.

• Cob wall moisture damage and render failure
• Thatch roof deterioration and wear
• Outdated electrical installations
• Inadequate damp proofing and ventilation
• Structural movement in older foundations
• Chimney and fireplace condition