RICS Level 2 Survey Morebath, Mid Devon

Our RICS Level 2 Survey, also known as the Homebuyer Survey, is specifically designed for properties in conventional construction. In Morebath, where we see a significant number of period properties dating back hundreds of years, this survey type is particularly valuable. Our inspectors examine the visible and accessible parts of the property, including the roof, walls, floors, windows, doors, and plumbing and electrical systems. We assess the overall condition of each element and flag any defects that may require attention, from minor repairs to major structural concerns.

Given the prevalence of older properties in Morebath and the surrounding Tiverton area, our surveyors pay particular attention to common issues found in period homes. These include damp penetration, which is often due to the lack of modern damp-proof courses in older construction, roof condition problems such as slipped tiles or damaged flashing, outdated electrical wiring that may not meet current regulations, and timber defects including rot and woodworm infestation. Our detailed report provides you with a clear red-amber-green rating for each element of the property, so you understand exactly which issues need urgent attention and which are merely cosmetic.

We also consider the specific environmental factors that affect properties in this part of Mid Devon. While Morebath itself is not typically subject to coastal erosion, being inland, properties near watercourses or in low-lying areas may face flood risks that our surveyors will note. Additionally, the local geology in parts of Devon can include clay soils that may be susceptible to shrink-swell movement, potentially causing subsidence issues in some properties. Our surveyors are trained to identify the signs of such problems and will recommend further investigation if necessary.

Our inspection process follows RICS guidelines precisely, ensuring consistency and thoroughness across every property we survey. We use moisture meters to detect damp, check the condition of roof spaces where accessible, and assess the condition of outbuildings and boundaries. Where we identify areas requiring specialist attention, such as timber infestation or structural movement, we will recommend appropriate specialists to conduct further investigations before you commit to your purchase.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp and timber assessment
• Electrical and plumbing systems
• Drainage and outside areas

Morebath and the surrounding Mid Devon area feature a diverse range of property types, each with its own characteristics and potential issues. The village is known for its period farmhouses, some of which, like the four-bedroom farmhouse believed to be around 350 years old, showcase traditional Devon construction with local stone walls, slate or thatch roofing, and original timber elements. These properties, while full of character, often require careful assessment due to their age and the materials used in their construction.

Semi-detached properties, such as those on Morrells Cross, represent a significant portion of the local housing stock. These homes, typically built in the Victorian or Edwardian periods, may feature solid wall construction without cavity insulation, which can lead to condensation issues. They may also have older plumbing systems, including galvanized iron pipes that are prone to corrosion and reduced water pressure. Our RICS Level 2 Survey specifically addresses these common issues and provides practical advice on maintenance and repairs.

The wider area also includes converted barns and agricultural buildings, such as The Barn on Morebath, which sold for £625,000 in January 2024. These properties often present unique surveying challenges, as they may have been converted from agricultural use to residential within the last few decades. Our surveyors will assess the quality of the conversion work, check for any structural alterations, and ensure that the property meets current building regulations. We also note the presence of oil-fired central heating, which is common in rural areas like Morebath where mains gas is not available, and will assess the condition of the oil tank and heating system.

Terraced properties in Morebath, while less common than in larger towns, can be found along some of the village's older streets. These properties often share structural elements with their neighbours, which means issues affecting one property may impact another. Our surveyors understand these interconnections and will note any signs of movement or structural dependency between properties. We also assess the condition of shared boundaries, such as mutual walls, which can be a source of dispute if maintenance is required.

• Period Farmhouses
• Victorian Cottages
• Converted Barns
• Semi-Detached Houses
• Terraced Properties

Once your RICS Level 2 Survey is complete, you will receive a detailed report that forms the basis of your decision-making process. Our reports follow the RICS traffic light system, with properties rated as having no issues, minor defects, or urgent defects requiring immediate attention. In Morebath, where properties can range from modernised homes to those requiring significant renovation, this rating system helps you understand the scope of any work needed.

If our survey identifies significant issues, such as structural movement, extensive damp problems, or dangerous electrical conditions, we will clearly highlight these in the report. You can then use this information to negotiate a reduction in the purchase price with the seller, to request that the seller carries out repairs before completion, or to decide that the property is not suitable for your needs. Our surveyors are happy to discuss their findings with you by phone or in person, ensuring you fully understand the implications of any issues identified.

For properties in Morebath that may be listed buildings or within conservation areas, we will note any implications for future alterations or renovations. While a RICS Level 2 Survey is not a full historic building assessment, our surveyors have the knowledge to identify features of historical significance and can advise whether a more detailed survey might be appropriate. This is particularly relevant given the presence of Grade II listed properties in the nearby Bampton area, which suggests similar listings may exist in Morebath itself.

We understand that buying a property in a rural village like Morebath often involves a degree of renovation or improvement work. Our reports provide practical guidance on priorities, helping you distinguish between urgent structural issues and cosmetic defects that can be addressed over time. This enables you to budget realistically for the work required and avoid unexpected costs after you move in.