RICS Level 2 Homebuyer Survey in Kilmington

Our Level 2 Homebuyer Survey provides a detailed visual inspection of all accessible areas of the property. In Kilmington, where many properties feature traditional construction methods including lime mortar and breathable wall structures, our surveyors pay particular attention to the condition of external render, the integrity of stonework, and the state of roofing materials. We examine the main walls, roof, ceilings, floors, doors, and windows, identifying any visible defects that could affect the property's value or require future investment. Our inspectors understand that chert rubblestone, the predominant building material in Kilmington, requires specialist assessment to identify any deterioration or structural concerns.

The survey includes a thorough assessment of the property's condition relative to its age and type, with specific reference to the local construction practices in East Devon. Our inspectors check for signs of damp, timber decay, structural movement, and any issues arising from the local geology or ground conditions. Given the clay-rich soils found in parts of East Devon, we pay particular attention to drainage and potential shrink-swell movement that can affect foundations and walls. We also assess the functionality of key building services including plumbing, electrical wiring, and heating systems, providing you with a clear picture of the property's overall condition.

Following the inspection, you will receive a comprehensive RICS-validated report that includes a clear condition rating system, from "no repair needed" to "urgent repairs or serious defects." The report provides practical advice on maintenance and any necessary repairs, helping you budget for future expenditure and negotiate appropriately with sellers based on our findings. We include a market value assessment and insurance rebuild cost in every report, giving you complete information for your purchase decision.

• External walls and structural elements
• Roof covering and insulation
• Damp and timber condition assessment
• Plumbing and electrical systems
• Windows, doors, and joinery
• Gardens and grounds drainage

Kilmington's unique building heritage presents specific considerations for property purchasers that our surveyors understand intimately. The village features properties constructed predominantly from chert rubblestone, a material specific to this area that requires particular expertise to assess properly. Early properties typically feature random rubble laying with stone quoins and window lintels, while Victorian and Edwardian buildings incorporated brick for door surrounds and decorative elements. Our surveyors know how to identify deterioration in these traditional building methods that could lead to penetrating damp or structural issues, particularly where render has cracked or failed.

Many older properties in Kilmington were built using traditional breathable construction techniques with lime mortar and clay bricks, and our surveyors understand the importance of maintaining this breathability. Modern cement-based renders or inappropriate insulation can trap moisture within these historic wall structures, causing significant damage over time. We inspect carefully for signs of damp related to failed render, blocked vents, or inappropriate modernisations that compromise the original construction. Our team has extensive experience assessing properties throughout East Devon where these traditional construction methods are prevalent.

The local geology has historically supported quarrying activity, supplying flint, grit, and sand since Roman times, and this knowledge helps our surveyors understand the ground conditions beneath properties in the area. While Kilmington sits well above the flood plains of the rivers Axe and Yarty and the Corry Brook, meaning river flooding risk is generally low, our inspectors still assess drainage systems and any potential issues with surface water, particularly given the clay-rich soils that can be found in parts of East Devon. These clay soils can experience shrink-swell movement that affects foundations, particularly where trees are present near buildings.

With 35 listed buildings within the Parish of Kilmington, including the Grade II* Church of St Giles and Coryton, many properties in the village may have historic preservation requirements that affect maintenance and renovation options. Our surveyors are experienced in assessing older properties and can identify any issues with traditional features, including thatch and slate roofing, clay tile finishes, and historic joinery that may require specialist conservation-aware maintenance. We understand that Listed Building Consent may be required for various works, and we flag any alterations that might affect the listed status of a property.

Our experience surveying properties throughout Kilmington and East Devon has identified several recurring issues that buyers should be aware of. Given the age of much of the housing stock and the traditional construction methods employed, we frequently find deterioration of chert rubblestone walls where pointing has failed or render has become cracked and porous. The freeze-thaw cycles common in this part of Devon can accelerate this deterioration, particularly on north-facing elevations that remain damp for extended periods.

Roofing defects are another common finding in Kilmington properties, particularly those with traditional slate or clay tile roofs. We regularly identify slipped or broken tiles, degraded lead flashing, and issues with thatched roofs where the reed has compacted or ridge pointing has failed. Given the age profile of many properties in the village, roof coverings are often approaching or beyond their expected lifespan, and our reports clearly identify any replacement or significant repair work needed.

Damp and timber decay issues feature prominently in our survey findings, particularly in properties where modern alterations have compromised the original breathable construction. We frequently identify rising damp where ground levels have been raised against external walls, wet rot in window frames where paintwork has failed, and beetle activity in structural timber that has been affected by persistent dampness. Our thorough damp and timber assessments ensure you have a complete picture of any treatment requirements.

Given the prevalence of clay soils in the area, we also commonly identify drainage issues and the effects of ground movement. Poor surface water drainage, blocked or damaged foul water drains, and signs of foundation movement related to tree roots or shrink-swell clay are issues our surveyors look for carefully. Any drainage concerns are flagged in our reports with recommendations for further investigation by specialists where appropriate.

Kilmington has seen several new housing developments since the 1960s, and more recent construction activity includes a development of three cottage-style properties near The Old Inn with vehicular access from Whitford Road. These new-build homes, ranging from approximately 82-88 square metres, represent modern construction methods that differ significantly from the traditional properties that dominate the village. Even new properties can benefit from our Level 2 survey to identify any defects in construction quality or finishing work.

Our inspection of newer properties focuses on identifying any snagging issues, installation defects, or departures from building regulations that may not be immediately apparent to buyers. We check the quality of window and door installations, inspect newly fitted plumbing and electrical systems, and assess the overall standard of construction. While newer properties typically have fewer issues than older homes, our survey can still identify problems that require attention from the developer or warranty provider.

Many recent developments in the Kilmington area are built on what were previously agricultural fields, and the ground conditions may differ from the established village centre. Our surveyors assess any potential issues with the ground, including the presence of made-up ground, any history of mining or quarrying activity in the vicinity, and the condition of any retaining structures or engineered fills. We also check that the property has appropriate guarantees and warranties in place.