RICS Level 2 Survey in Mid Devon

Our RICS Level 2 survey provides a comprehensive visual inspection of all accessible areas of the property, giving you a clear picture of its condition before you commit to the purchase. We examine the main structural elements including walls, roof, floors, and foundations, identifying any defects that could affect the property's value or require costly repairs. For Mid Devon properties, this is particularly valuable given the mix of traditional older homes and newer builds in areas like the Post Hill development in Tiverton, where our team has inspected numerous homes across the various phases of construction.

The survey includes a detailed assessment of the condition of the roof, examining tiles, flashing, and chimneys, as well as checking for signs of damp, rot, or timber defects throughout the property. Our inspectors also evaluate the condition of windows, doors, and joinery, and assess the functionality of key services such as plumbing and electrical systems where visible. We provide clear, colour-coded ratings for each element, making it easy to understand which issues require immediate attention and which are minor cosmetic concerns. This systematic approach ensures nothing is overlooked, whether we are examining a flat at St. Andrews Estate in Cullompton or a detached family home in Bampton.

In Mid Devon's rural locations, our surveyors pay particular attention to factors specific to the area, including the condition of private drainage systems common in village properties, the state of septic tanks serving homes without mains sewerage, and the condition of outbuildings and boundaries that often accompany rural Devon homes. Properties near watercourses such as the River Creedy or Little Dart may have specific flood-related considerations that our inspectors assess during the survey. We have first-hand experience identifying drainage issues that are particularly common in the clay soils found throughout the district, where surface water can pool and create damp problems if proper gradient and drainage are not in place.

Our survey report also includes an energy efficiency advisory, helping you understand the property's current thermal performance and potential improvement measures. This is especially relevant for older properties in conservation areas where traditional construction methods may result in higher energy costs. With the district's housing stock ranging from historic cob cottages to new-build zero-carbon homes at St. Andrews Estate, our inspectors can provide tailored advice based on the specific property type and construction.

• Structural walls and foundations
• Roof, chimneys, and rainwater goods
• Damp and timber condition assessment
• Windows, doors, and joinery
• Floors, ceilings, and stairs
• Services inspection (where accessible)
• Boundaries, outbuildings, and grounds
• Energy efficiency advisory

Mid Devon's geography presents unique factors that our surveyors take into account during every inspection. The district encompasses numerous villages and rural properties served by private water supplies and septic tanks rather than mains connections, and our survey includes assessment of these systems where visible and accessible. Properties in areas like Hemyock, where surface water flooding has been recorded (including the local church experiencing internal flooding in October 2021), benefit from our inspectors' understanding of local flood risks and drainage concerns that affect many properties in the valley locations throughout the district.

The area's older properties often feature traditional construction methods including local stone, cob, and render that require specialist knowledge to assess correctly. Our surveyors are familiar with the characteristics of traditional Devon buildings and can identify issues specific to these construction types, such as the condition of historic lime mortar pointing or the presence of cob walling that may be prone to moisture movement. We have inspected numerous properties in conservation areas across the district, including homes in Crediton, Tiverton, and Cullompton, where understanding the implications of listing status and conservation requirements is essential for any buyer.

Flood risk is a significant consideration for properties in Mid Devon, particularly those near the Rivers Creedy, Creedy Yeo, Little Dart, and their tributaries. Areas including Crediton, Newton St Cyres, Yeoford, Neopardy, and numerous riverside locations throughout the district have experienced flooding, and our survey report includes assessment of flood risk factors visible during the inspection. Properties in these areas benefit from our surveyors' understanding of local flood history and the potential impact on insurance costs and future property values. We also note areas prone to surface water flooding, which has affected locations including Downes Mill on the A377, Fordton, and the Half Moon Village area.

For buyers considering new build properties at developments like Willow Heights in Witheridge, Post Hill in Tiverton, or Sutton Orchard near Crediton, our Level 2 survey provides valuable protection against construction defects that can occur regardless of a property's age. We have first-hand experience identifying common issues in newly constructed homes, from snagging problems with windows and doors to more serious defects in roofing, waterproofing, and structural elements. With the substantial new developments planned in the district, including the future Culm Garden Village east of Cullompton (potential for up to 5,000 homes), understanding the condition of new-build properties remains crucial for buyers.

• Rural properties with private water and drainage
• Traditional stone and cob construction
• Flood risk assessment for riverside locations
• Conservation area considerations
• New build defects at developments like Post Hill and Willow Heights
• Age-related issues in properties over 50 years old