RICS Level 2 HomeBuyer Survey in Kenn, Devon

Kenn's housing stock presents unique challenges that benefit from expert assessment. The village contains numerous period properties constructed using traditional Devon methods, including cob walls (a sub-soil and straw mixture) and local stone. Properties like Trehill House, a Grade II* listed building rebuilt in 1827 in Greek Revival style, showcase the architectural character that makes Kenn desirable but also requires specialist knowledge during survey work. The Ley Arms public house, with its 17th-century origins and whitewashed rendered cob construction with a thatched roof, exemplifies the type of historic building you might encounter in the area.

Our inspectors understand local construction methods and can identify issues specific to Devon properties. The area's geology presents particular considerations - Kenn sits on Permian rocks including breccias, sandstones, and mudstones, with the Heavitree Breccia outcrop extending northwards. Clay-rich soils in parts of the Kenn valley create shrink-swell risk, where ground movement can affect foundations. Devon also experienced significant surface water flooding in September 2023, and while Kenn itself is inland, understanding drainage patterns and proximity to water courses is essential for any property assessment.

The village's Conservation Area status means many properties have listed building status or fall within preservation guidelines. This affects alterations, renovations, and maintenance work, and our surveyors account for these considerations when evaluating a property's condition and potential future costs. purchasing a modern home in a small development or a historic cottage near the Church of St Andrew, we provide the detailed information you need to make an informed decision.

• Traditional cob and stone construction
• Conservation area restrictions
• Clay soil subsidence risk
• Flood proximity considerations
• Period property maintenance needs
• Listed building requirements

Based on our extensive experience surveying properties throughout the Kenn Valley, we regularly encounter several recurring defect patterns. Cob wall deterioration is perhaps the most common issue we identify, particularly in properties where the protective render has failed or where vegetation has taken hold. The clay content in cob walls makes them susceptible to erosion in exposed positions, and once water penetrates the outer layer, internal decay can progress rapidly. We frequently find that period cottages in Kenn require attention to their lime mortar pointing, where traditional mortars have been inappropriately replaced with cement-based mixes that trap moisture and cause structural damage.

Thatched roofs, while beautiful and characteristic of the area, present their own set of challenges that our surveyors are trained to identify. These roofs have a limited lifespan and often suffer from rot in the roof structure, particularly where ventilation is poor. We commonly find evidence of past or current pest infestations, including woodworm and, less commonly, thatching beetle. The junction between thatched roofs and adjoining walls is a particular weak point where water ingress can occur. Our survey includes careful assessment of these traditional features, noting their condition and providing realistic guidance on remaining lifespan and maintenance requirements.

Given the clay-rich soils common in parts of Kenn and the surrounding Kenn Valley, we pay close attention to foundation conditions and signs of subsidence or ground movement. Properties built on soils with high shrink-swell potential can suffer from foundation movement, particularly where trees are planted too close to buildings or where drainage is poor. The British Geological Survey has identified increasing risk of clay shrinkage subsidence across Britain due to changing climate patterns, making thorough foundation assessment increasingly important for Kenn property buyers.

• Cob wall erosion and render failure
• Thatched roof deterioration
• Lime mortar deterioration
• Foundation movement and subsidence
• Drainage and damp issues
• Roof structure defects

Your RICS Level 2 report provides far more than a simple checklist. It includes a detailed assessment of the property's overall condition, identifying defects that are both visible and can be reasonably inferred from our inspection. The report covers the main structural elements including foundations, walls, floors, and the roof structure, as well as external joinery, plumbing, electrical installations (where visible), and damp proofing measures.

Kenn's properties often feature unique elements that require experienced interpretation. Thatched roofs, while beautiful, have specific maintenance requirements and can harbour rot or pest infestations that aren't immediately apparent. Cob walls, while historically durable, can suffer from erosion in exposed locations or where protective render has failed. Our surveyors know what to look for and can distinguish between cosmetic issues and serious structural concerns.

The report also includes a market value assessment and rebuild cost estimation, useful for insurance purposes. For properties in the Conservation Area, we highlight any relevant planning or listed building considerations that might affect future alterations. This comprehensive approach ensures you enter your purchase with full knowledge of the property's condition and any financial implications for future maintenance.

• Clear condition ratings
• Structural defect identification
• Maintenance recommendations
• Insurance valuation data
• Conservation area guidance
• Specialist referral advice