RICS Level 2 Survey in Lands Common to Axminster and Kilmington

Our RICS Level 2 survey provides a thorough inspection of the property's accessible areas, assessing the overall condition and identifying any defects that may affect the value or safety of the property. The survey includes a detailed visual inspection of the roof, walls, ceilings, floors, doors, windows, and foundations, as well as an evaluation of the property's insulation, drainage, and electrical systems where visible. We examine both the interior and exterior of the property, providing you with a comprehensive understanding of what you are purchasing. Our surveyors will also check boundary features, outbuildings, and any shared areas that form part of the property being inspected.

In the Lands Common to Axminster and Kilmington area, our surveyors frequently encounter properties that reflect the traditional character of East Devon. Many homes in this region feature local stone and brick construction, with period properties dating back to the Edwardian era and beyond. We have inspected numerous character cottages along the roads leading from Axminster to Kilmington, where properties often feature traditional lime mortar pointing, original sash windows, and flagstone floors that require specific maintenance approaches. Our chartered surveyors understand the specific construction methods used in this area and can identify issues that may be common to older properties, such as movement in traditional wall structures, aging roof coverings, or the condition of original windows and doors.

The RICS Level 2 survey uses a traffic light rating system to clearly indicate the condition of different elements of the property. Red ratings highlight serious issues that require urgent attention, amber ratings indicate defects that need attention but are not immediately serious, and green ratings confirm that areas are in satisfactory condition. This straightforward system helps you quickly identify the most critical issues and prioritise any negotiations with the seller or planning for future repairs. Each element of the property is individually rated, giving you a clear picture of which areas need immediate attention and which are in good condition.

• Structural integrity and wall condition
• Roof, chimneys, and gutters
• Windows, doors, and joinery
• Damp and moisture assessment
• Electrical and plumbing visible elements
• Energy efficiency considerations

The Lands Common to Axminster and Kilmington C.P.s area presents unique considerations for property buyers. The area's position along the River Axe means that some properties may be located in or near flood risk zones, particularly those with lower-lying ground or older drainage systems. Our surveyors are experienced in assessing flood-related risks and will note any visible signs of water damage, dampness, or drainage issues that may be relevant to properties in this location. We have inspected several properties in the Axminster and Kilmington area where previous flood events have caused damage to ground floor timber floors, plaster finishes, and fitted kitchens. We can provide advice on any flood resilience measures that may be appropriate for the property and recommend that you check the specific flood risk with the Environment Agency.

The local geology of East Devon, which includes Greensand, Clay, and Limestone formations, can affect the foundations and structural integrity of properties in the Lands Common area. Clay soils in particular can be subject to shrink-swell movement, which may cause issues with foundations over time, especially during periods of drought followed by heavy rainfall. Our experienced surveyors know to look for signs of subsidence, movement, or structural stress that may be related to ground conditions in the area. We examine walls for cracking patterns, check window and door operation for binding or sticking that may indicate movement, and assess the condition of any existing foundation works. If we identify any concerns, we will recommend a more detailed structural engineer assessment before you proceed with your purchase.

Many properties in the surrounding Axminster and Kilmington area are described as character cottages or period homes, featuring original features such as exposed beams, flagstone floors, and traditional fireplaces. While these features add significant charm and value to a property, they also require ongoing maintenance and can hide issues such as rot, woodworm, or outdated electrical and plumbing systems that may not meet current regulations. Our Level 2 survey provides you with a clear picture of the property's condition, helping you plan for any restoration or maintenance work that may be needed. We have found that properties in the EX13 postcode area frequently require updates to electrical consumer units and heating systems, and we will flag any concerns regarding building regulations compliance where visible.

The housing market in the EX13 postcode district has shown strong growth, with prices increasing by 9% over the past 12 months and now 5% above the 2023 peak of £363,363. This reflects the continued popularity of the East Devon countryside as a place to live, particularly for buyers seeking a rural lifestyle within reasonable reach of Exeter. The average property price in the district is now £382,719, with detached properties averaging £546,964. In nearby Kilmington, prices have risen by 8% year-on-year, though they remain 12% below their 2012 peak. These market conditions make it particularly important to understand the true condition of any property before committing to a purchase, as unexpected repair costs can significantly impact your investment.