RICS Level 2 Survey in Loxbeare

The housing stock in Loxbeare and the surrounding EX16 postcode area presents unique considerations for buyers. A significant proportion of properties were built before 1919, with many constructed using cob - a traditional building material made from subsoil, straw, and water. While cob walls can last for centuries when properly maintained, they are vulnerable to moisture ingress if external renders become damaged, potentially leading to erosion or structural weakening. Our inspectors pay particular attention to these age-related issues during every survey we undertake in the area, examining render condition, wall thickness, and any signs of past repairs or deterioration.

The local geology around Loxbeare comprises Permian and Triassic sandstones and mudstones, with superficial deposits including head deposits and river terrace deposits. Clay-rich soils derived from mudstones present a moderate to high shrink-swell risk, which can affect foundations during periods of extreme wet and dry weather. Properties with inadequate foundations or those located near large trees may show signs of subsidence or heave. Our chartered surveyors understand these local ground conditions and will investigate any indicators of movement during the inspection, checking for cracks in walls, door alignment issues, and other tell-tale signs of foundation problems that are particularly relevant in this part of Devon.

Surface water flooding represents the primary flood risk in this inland hamlet, particularly in low-lying areas or where drainage capacity is exceeded during heavy rainfall. We assess drainage, ground levels, and the general topography of the plot to identify potential water ingress risks. The area's proximity to smaller watercourses and the natural topography can create pooling issues after sustained rainfall, which we specifically look for during our inspection. Additionally, many properties in the area feature traditional slate or clay tile roofs that may have deteriorated over decades, with slipped tiles, degraded pointing, or timber decay in the roof structure being common findings that we document in detail.

Given that over 85% of properties in the Loxbeare area are over 50 years old, a RICS Level 2 Survey provides essential insight into the condition of aging infrastructure. Properties of this age will likely have outdated electrical systems, original plumbing, and may contain hazardous materials such as asbestos used in construction between the 1950s and 1990s. Our survey identifies these issues and rates their severity using the RICS condition rating system, giving you a clear picture of what maintenance and repair costs you might face after purchase. This information is invaluable for negotiating with sellers or budgeting for future improvements.

• Cob wall deterioration
• Roof tile damage
• Foundation movement
• Damp penetration
• Outdated electrics
• Timber decay

Our experience surveying properties throughout Mid Devon has identified several recurring issues that buyers should be aware of when purchasing in the Loxbeare area. Damp is particularly prevalent in older properties, manifesting as rising damp due to the absence of modern damp-proof courses, or penetrating damp resulting from age, poor maintenance of rainwater goods, or damage to external renders. Properties built with cob are especially susceptible to moisture-related issues if the external rendering has cracked or been inappropriately repaired using cement-based mortars, which can trap moisture and accelerate deterioration. Our surveyors use moisture meters and thermal imaging equipment to identify damp problems that might not be visible to the untrained eye.

Outdated electrical systems and plumbing are frequently encountered in homes built before 1980 across the Loxbeare and Tiverton area. Many properties may still have original fuse boards, dated wiring that does not meet current regulations, and potentially lead pipes. These issues not only represent safety concerns but may also require significant investment to bring up to modern standards. We inspect the electrical consumer unit, wiring age where visible, and test a sample of sockets and switches. For plumbing, we note the type of pipes visible, check for signs of past leaks, and assess the condition of hot water systems. Any electrical or plumbing issues identified are clearly flagged in the report with recommendations for qualified specialists.

Timber defects including woodworm (common furniture beetle) and both wet and dry rot can compromise structural elements, particularly in areas with poor ventilation. Roof structures, floor joists, and window frames are common areas where these issues are discovered during our surveys. Given the age of many properties in the Loxbeare area, we also note the potential presence of asbestos in materials used between the 1950s and 1990s, particularly in external cladding, pipe insulation, or floor tiles. If we suspect asbestos, we recommend a specialist survey for confirmation, as this is outside the scope of a visual inspection. We also check for signs of past timber treatment and assess the effectiveness of any existing damp proofing measures.

Foundation movement is a particular concern given the clay-rich soils in the Mid Devon area. Properties with shallow foundations or those near mature trees can experience subsidence or heave as the soil expands and contracts with moisture levels. Our surveyors look for cracking patterns in walls, doors and windows that stick or don't close properly, and uneven floors that might indicate structural movement. While some minor settlement is common in older properties, we assess whether any movement appears active and whether it requires further investigation by a structural engineer. This is especially important for properties constructed on the head deposits and river terrace deposits common around Loxbeare.

• Rising damp
• Penetrating damp
• Roof deterioration
• Subsidence movement
• Woodworm
• Outdated electrics
• Asbestos
• Poor ventilation