RICS Level 2 Survey in Kilmington

The Kilmington property market has shown significant activity, with Rightmove reporting an 8% increase in sold prices over the last year compared to the previous year. The average property price sits at approximately £465,909, with detached properties commanding an average of £573,286. Given these substantial investments, a RICS Level 2 Survey provides essential protection and insight into what you are actually purchasing. Many buyers in the village are relocating from larger towns and cities, attracted by Kilmington's peaceful setting while remaining within reasonable commuting distance of Exeter and the coast. This means purchasers may be less familiar with the specific construction methods and potential issues common to East Devon properties.

Properties in Kilmington are constructed from a variety of materials and methods, reflecting the village's long history. The predominant building material is chert rubblestone, often laid randomly and sometimes rendered or painted, which gives many properties their distinctive appearance. You will also find Victorian rubblestone terraced houses, Edwardian brick villas, inter-war and post-war local authority houses, 1960s bungalow developments, and late 20th-century houses. This variety means that each property can present different potential issues that our surveyors know to look for. Our team has inspected hundreds of properties across the Axe Valley, giving us invaluable insight into the typical defects found in each construction era.

The village contains 35 listed buildings, with 9 located within the Conservation Area that was designated in June 1973 and encompasses the eastern end of The Street around St Giles church and The Green. If you are considering a listed property, our RICS Level 2 Survey will identify any specific concerns related to the property's historic character, though a more detailed RICS Level 3 Survey may be recommended for older or listed buildings. The Conservation Area itself is relatively small but contains some of the village's most attractive architecture, including the Grade II* Church of St Giles, which dominates the local skyline.

One factor that all Kilmington buyers should consider is the village's flood risk. The community is within the "River Axe (Lower) at Kilmington, Whitford and Axmouth" flood warning area, and the Kilmington Community Flood Plan (May 2022) identifies specific areas at risk from field water run-off and surface water run-off. Properties at the eastern end of The Street and along New Road are particularly susceptible to flooding during periods of heavy rainfall. Our surveyors will make observations about any flood-related concerns and can advise whether a specialist flood risk assessment may be warranted for properties in these areas.

• Chert rubblestone construction
• Victorian and Edwardian period properties
• 1960s bungalow developments
• Listed buildings in Conservation Area
• Properties near the River Axe flood plain

Understanding the construction methods used in Kilmington properties is essential for identifying potential issues during a survey. The predominant building material in Kilmington is chert rubblestone, a type of local stone often referred to locally as "rumblestones." These stones were typically laid in random courses, giving buildings their characteristic rustic appearance. While attractive, chert rubblestone walls can be prone to weathering, particularly where mortar pointing has deteriorated over time. Our surveyors know to check the condition of pointing and render, as water ingress through deteriorated mortar can lead to internal damp problems.

The village's housing stock reflects various periods of development. The historic core contains buildings dating back to 1840 and earlier, while the Victorian and Edwardian periods saw the construction of many terraced houses and brick villas along The Street and surrounding roads. The mid-20th century brought local authority housing developments, and the 1960s saw the construction of numerous bungalow cul-de-sacs that now form a significant part of the residential area. More recent development has been limited, though a planning consent exists for three cottage-style properties at a site on the edge of the village (EX13 7RB), and the Kilmington Neighbourhood Plan, made in November 2022, allocates two sites for future housing to meet local needs.

One geological consideration for Kilmington properties is the underlying geology. Kilmington Quarry contains geological deposits of grit and quartz mixed with river alluvium, related to glacial deposits of the Axe Valley. The area also includes underlying strata that give rise to natural springs, which can affect properties in certain locations. Our surveyors are aware of these local geological factors and will make appropriate observations during the inspection, particularly regarding any signs of movement or subsidence that might be related to ground conditions.

Our experience surveying properties throughout Kilmington has given us valuable insight into the common defects that affect homes in this area. One of the most frequently encountered issues is deterioration of external joinery, particularly to windows and doors on period properties. Many Victorian and Edwardian properties in the village still have their original timber windows, which despite their character often suffer from rot, decay, and poor weather seals. We carefully assess the condition of all windows and doors and flag any issues that may require attention.

Another common issue we find in Kilmington properties is related to damp. Period properties built before the widespread introduction of damp proof courses can suffer from rising damp, particularly where existing damp proof courses have failed or were never installed. Chert rubblestone walls, while relatively permeable, can also allow moisture to penetrate, especially where render has cracked or been damaged. Our surveyors use their expertise to identify signs of damp and determine whether remedial work may be necessary.

Roof conditions are another key area of focus during our surveys. Many older properties in Kilmington have traditional slate or clay tile roofs that may be approaching the end of their useful life. We inspect the roof covering, flashings, and chimneys, looking for missing or damaged tiles, signs of past repairs, and any evidence of leaks. Properties with flat roof sections, particularly extensions and outbuildings, also require careful inspection as these are common sources of water ingress. We examine all accessible roof spaces to assess the condition of rafters, joists, and any insulation.

Electrical systems in Kilmington properties vary significantly depending on the age of the property. Victorian and Edwardian houses may have very old wiring that would not meet current regulations, while properties from the 1960s and 1970s may have aluminium wiring that can pose fire risks. We visually inspect the electrical installation and note any obvious concerns, recommending that a qualified electrician carry out a full electrical inspection before completion. This is particularly important for older properties where the wiring may not have been updated for decades.

The RICS Level 2 Survey provides a comprehensive assessment of the property's condition, covering all major structural elements and built-in fixtures. Our surveyors inspect the roof structure and covering, chimneys, parapet walls, rain water goods, walls, floors, ceilings, doors and windows, fireplaces, staircases, and damp proof courses. We also check the condition of extensions and outbuildings where applicable. The survey is visual, meaning we do not lift carpets or furniture, move heavy objects, or carry out any invasive investigations, but we will inspect all accessible areas thoroughly.

For Kilmington properties specifically, our surveyors pay particular attention to the common issues found in the local housing stock. Chert rubblestone walls, while characteristic of the area, can be prone to weathering and mortar deterioration over time. Victorian and Edwardian properties may have outdated electrical systems that require inspection, while period properties may lack modern damp proof courses or have existing ones that have failed. We also check the condition of boundaries, drives, and gardens, as these can reveal issues with drainage or ground stability that may affect the property.

The report also includes a market valuation and rebuild cost assessment, which is particularly useful for insurance purposes. This valuation is based on our knowledge of the local Kilmington market and takes account of property type, size, location, and current market conditions. If our surveyor identifies any serious defects rated as Condition Rating 3, we will clearly flag these as requiring urgent attention, giving you leverage to negotiate the purchase price or request that the seller carries out necessary repairs before completion. We can also advise on whether any specialist inspections, such as for electrical or gas safety, may be warranted.