RICS Level 2 Survey in Landkey

A RICS Level 2 Survey (also known as a Home Survey) provides a comprehensive visual inspection of the property's condition. Our surveyors examine all accessible areas of the home, including the roof, walls, floors, windows, doors, and critical systems like plumbing and electrics. For properties in Landkey, this includes assessing the specific construction methods used locally, such as rendered cob walls, traditional stonework, and any thatched roofs found on older properties like The Old Manor which dates back to the 15th Century in the Landkey Town Conservation Area.

The report provides a clear condition rating for each element inspected - from the roof structure down to the foundations. We highlight defects that are currently visible, explain their likely cause, and advise on what repairs or further investigations may be needed. For example, we often find damp issues in older Landkey properties built before modern damp-proof courses were standard, or roof deterioration on properties with traditional slate or tile roofing. With Landkey's two conservation areas containing 16 Listed Buildings between them, including the Grade I Church of St Paul and Acland Barton, our surveyors are experienced in assessing historic construction methods.

Our surveys are particularly valuable in Landkey given the mix of property ages found here. With properties ranging from 15th-century buildings in the conservation areas to newly constructed homes at Tarka Coombe and Long Close, our surveyors adapt their approach to assess each property type appropriately. According to local housing data, 68.3% of respondents in Landkey live in houses and 26.8% in bungalows, reflecting the predominantly low-density character of the area. The Level 2 survey is suitable for conventional properties in reasonable condition, typically those built after 1850.

• Roof and rainwater goods
• Walls, floors, and ceilings
• Windows and doors
• Damp proofing and ventilation
• Plumbing and electrical visible work
• Boundaries and outbuildings

Based on our experience surveying properties across Landkey and North Devon, several issues appear frequently in our reports. Dampness is perhaps the most common problem, particularly in older properties where original construction methods didn't include modern damp-proof courses. We often find rising damp in ground-floor walls and penetrating damp caused by defective gutters, weathered pointing, or damaged roof tiles. The local climate in North Devon, with its wet winters and prevailing winds, can accelerate these issues, especially on exposed elevations of properties near open countryside.

Roof problems are another frequent finding, especially on older properties with original roofing materials. Missing or slipped tiles, deteriorated flashing around chimneys, and inadequate insulation are all commonly identified. Many older Landkey homes also have traditional timber-framed roofs that may show signs of past repairs or woodworm activity. Our surveyors inspect roof spaces wherever accessible, checking the condition of rafters, battens, and any visible structural timber. Properties with thatched roofs, while picturesque, require particular attention to fire safety and the condition of the reed or straw.

Structural movement, manifesting as cracks in walls or ceilings, is occasionally identified in Landkey properties. While often these are minor settlement cracks common in older buildings, we carefully assess the nature and pattern of any cracking to determine whether it indicates more serious foundation movement. The underlying geology in parts of Landkey includes clay-rich soils within the Culm Measures that can shrink and swell with moisture changes, potentially affecting foundations over time. This is particularly relevant for properties in areas with mature trees or those with historical drainage systems.

• Rising and penetrating damp
• Roof tile damage and leaks
• Structural cracks and movement
• Outdated electrical systems
• Timber decay and woodworm
• Defective windows and doors

Landkey is designated as a Flood Warning Area for the Landkey Stream, running from Swimbridge to Bishop's Tawton. Low-lying areas including parts of Bableigh Road, Mill Road, and Newland in Landkey have flood risk, particularly during periods of heavy rainfall. While no Flood Warnings have been issued in the past five years, surface water flooding can occur during heavy rainfall, especially in areas with poor drainage. Our surveyors check for signs of previous flooding and assess drainage around the property, noting any areas where water might pool or where ground conditions suggest a history of water ingress.

The local geology also warrants attention. While Landkey itself isn't in a high-risk mining area, the nearby Venn Quarry (now mothballed) produced gritstone and aggregates, and historical quarrying activity in the region can occasionally affect ground conditions. We recommend that buyers in areas close to former quarry sites or with unusual ground conditions consider a geo-technical investigation if our survey identifies any concerns. The presence of the Culm Measures geology means some clay-rich soils exist, which can be prone to shrink-swell movement affecting foundations.

For properties near Codden Hill or other elevated ground in the southern part of the parish, the local Codden Hill Cherts create more resilient bedrock. However, understanding the specific ground conditions beneath a property is important, particularly for older buildings that may have shallower foundations than modern standards require. We note any visible signs of foundation movement or cracking that might indicate ground instability, especially where trees or hedgerows are close to the property.