RICS Level 2 Survey in Kingston, South Hams

A RICS Level 2 Survey, also known as a HomeBuyer Report, provides a comprehensive inspection of the property's visible and accessible elements. Our inspectors examine the roof structure, walls, floors, ceilings, doors, and windows, as well as the condition of plumbing, electrical installations, and heating systems. We assess the property for signs of damp, rot, timber defects, structural movement, and other common issues that could affect its value or require expensive repairs. The report includes clear ratings ranging from "urgent repairs necessary" to "satisfactory condition," helping you prioritise any work needed.

In Kingston, where many properties pre-date 1919 and feature traditional stone construction using local limestone and slate, our surveyors pay particular attention to the integrity of solid walls, the condition of older roof coverings, and any signs of historic subsidence or movement. Properties in this area often feature render over stone or block, traditional timber-framed construction, and original joinery that requires careful inspection. Our detailed inspection will identify if adequate damp-proof courses are present, whether timber floors and roof structures show signs of woodworm or rot, and if the property's electrical systems meet current safety standards.

The Level 2 Survey also includes a market valuation and an insurance rebuild cost estimate, which proves invaluable when arranging buildings insurance. Given Kingston's proximity to the coast and the River Erme, we also highlight any potential flood risk concerns and advise on the need for further specialist investigations if significant issues are discovered. The geology of the South Hams includes areas with clay-rich soils and mudstones that can cause shrink-swell movement affecting foundations, so our surveyors specifically check for signs of subsidence or foundation movement that may require structural engineer involvement.

Our reports provide practical, actionable advice that helps you make an informed decision about your property purchase. buying a period cottage in Kingston village or a modern home on the outskirts, we tailor our inspection to the specific construction type and age of the property. You'll receive your comprehensive report within 3-5 working days of the inspection, giving you the information needed to proceed with confidence.

• Structural integrity assessment
• Damp and timber defect investigation
• Roof condition inspection
• Electrical and plumbing review
• Market valuation and rebuild cost
• Flood risk indication

Properties in Kingston, South Hams frequently exhibit defects typical of older traditional construction in the South West. Damp penetration represents one of the most common issues our surveyors identify, particularly in solid-wall properties built without modern damp-proof courses. Rising damp affects ground-floor walls where protective damp-proof membranes are missing or failed, while penetrating damp often appears in roof spaces where lead flashing has deteriorated or chimney stacks lack adequate weatherproofing. Condensation also affects many older properties, especially those with inadequate ventilation in kitchens and bathrooms where steam accumulates during cooking and bathing.

Timber defects rank among the most serious issues discovered in Kingston's older properties. Woodworm infestation can affect roof timbers, floor joists, and embedded timber in walls, while wet and dry rot compromise the structural integrity of wooden elements. Our inspectors carefully examine accessible timber for signs of beetle activity, fungal growth, and water staining that indicate ongoing damp problems that could worsen over time. The age of many Kingston properties means that original roof coverings often require attention, with slipped or broken tiles, deteriorated ridge tiles, and failing leadwork commonly identified during our surveys. We check all accessible roof spaces for these issues and report on the overall condition of the roofing system.

Given the local geology in parts of the South Hams, including areas with underlying clay-rich soils and mudstones, our surveyors specifically check for signs of subsidence or foundation movement. Cracking to walls, doors and windows that stick, and uneven floors can all indicate structural issues that may require further investigation by a structural engineer. Additionally, the proximity of Kingston to the coast and River Erme means flood risk assessment forms an important part of our survey, with properties in low-lying areas or those with a history of flooding requiring particular attention and appropriate insurance considerations.

Outdated electrical installations represent another common concern in Kingston's older properties. Many period homes still contain original wiring that does not meet current safety standards and may require complete rewire or partial upgrading. We inspect the electrical consumer unit, wiring condition where accessible, and socket outlets, flagging any concerns about safety or compliance with regulations. Similarly, older plumbing systems may use materials that are now considered obsolete, such as lead pipes or galvanised steel, which can affect water quality and may need replacement.

• Rising and penetrating damp
• Woodworm and timber rot
• Roof tile and flashing defects
• Subsidence and foundation movement
• Outdated electrical installations
• Flood risk concerns