RICS Level 2 Survey in North Devon

The RICS Level 2 survey provides a comprehensive visual inspection of the property's accessible areas. Our surveyors examine the walls, floors, ceilings, doors, and windows, as well as the roof, chimneys, gutters, and external joinery. In North Devon's diverse housing stock, this covers everything from period properties with traditional construction methods to newer builds in developments like those appearing around Barnstaple and Bideford. The survey also includes an assessment of the property's services, such as electricity, gas, and water supply, where these are safely accessible. We check that visible wiring meets basic safety standards and note any obvious defects in plumbing or heating systems that would be apparent during a visual inspection.

Our inspectors will identify any defects that materially affect the value of the property, including issues commonly found in North Devon's older housing stock. Properties in this region often include Victorian and Edwardian buildings where issues such as damp, roof condition, and outdated electrical systems may be present. The survey will highlight these issues using a traffic light rating system: red for serious defects requiring urgent attention, amber for issues that need negotiating with the seller, and green for satisfactory condition. This clear system helps you understand which problems are deal-breakers and which are manageable repair items. We provide specific guidance on each defect found, explaining what it means for your intended use of the property.

North Devon's coastal location means many properties face unique challenges that our surveyors understand intimately. Properties near the coast may experience accelerated weathering of external surfaces, with salt exposure causing particular problems with metal fixtures and render deterioration. Those in flood-risk areas near the River Taw or River Torridge require particular attention to damp proofing and ground conditions. Our local surveyors understand these regional factors and include relevant observations in their reports, flagging any environmental risks that could affect your long-term ownership costs. The survey also includes a market value assessment and a reinstatement figure for insurance purposes, giving you a complete picture of the property's worth.

Beyond the visual inspection, your RICS Level 2 report includes several important sections that help with your purchase decision. We provide a detailed market value assessment based on current North Devon market conditions, which is particularly useful when negotiating the purchase price. The reinstatement figure helps you arrange adequate buildings insurance from day one of ownership. We also include basic legal issues checks, highlighting any obvious matters that you should raise with your solicitor, such as missing building regulations approvals for extensions or alterations.

• Visual inspection of all accessible areas
• Identification of defects and maintenance issues
• Traffic light rating system for priority issues
• Market value and reinstatement cost assessment
• Basic legal issues and energy efficiency advice

North Devon boasts a diverse range of properties, from historic farmhouses converted into family homes to modern detached houses in new developments. The region's housing stock includes a significant proportion of older properties, particularly in the market towns of Barnstaple, Bideford, and South Molton. These older properties, while full of character, often present issues that a RICS Level 2 survey can identify before you commit to the purchase. The blend of traditional Devon stone construction, rendered cob walls, and Victorian brickwork means each property requires an experienced eye to assess properly. Our surveyors have inspected hundreds of properties across North Devon and understand how local construction methods perform over time.

Properties built before 1919 are common throughout North Devon, and these often require particular attention during the survey process. Traditional construction methods from this era may include solid walls rather than cavity walls, which can be more susceptible to damp penetration. Our surveyors are experienced in identifying the signs of rising damp, condensation, and penetrating damp that affect many period properties in the region. We check damp meter readings at wall bases and around windows, looking for evidence of damp proof course failure or lack of adequate ventilation. Roof conditions are another common area of concern, with older properties often featuring original slate or clay tiles that may have deteriorated over decades, particularly where trees or lichen have caused physical damage.

The coastal influence in North Devon also affects property conditions in ways that differ from inland areas. Properties within sight of the sea or along the River Taw estuary may experience higher levels of salt exposure, which can accelerate corrosion of metal fixtures and weathering of external surfaces. Render on properties in coastal areas like Westward Ho!, Saunton, and Woolacombe often shows distinctive patterns of salt staining and erosion that our surveyors know to look for. Our reports will flag any issues that may require specialist attention or that could impact the long-term maintenance costs of the property. We also note the condition of timber-framed windows, which can be affected by coastal exposure more quickly than in inland locations.

The new build market in North Devon is active, with developments like Tarka Coombe near Landkey bringing 105 new homes to the area. Even new properties benefit from a RICS Level 2 survey, as construction defects are not unknown and snagging issues may not be covered by NHBC warranties. Many buyers at new developments find it valuable to have an independent assessment before completing, identifying any issues that need addressing with the developer. Our surveyors are familiar with common new build issues such as inadequate sealant around windows, insufficient insulation in loft spaces, and minor defects that builders should rectify before completion.

• Damp and condensation in period properties
• Roof condition and tile deterioration
• Outdated electrical systems
• Window and door joinery condition
• Foundation and subsidence indicators
• Coastal weathering and salt damage

Based on our extensive experience surveying properties throughout North Devon, certain issues appear regularly in our reports. Understanding these common defects helps you know what to expect and why a professional survey is so valuable. Damp-related issues are perhaps the most frequently identified problem, particularly in period properties where solid walls lack cavity construction. Rising damp occurs when the damp proof course has failed or was never installed, while penetrating damp often affects properties where roof tiles or pointing have deteriorated. Our surveyors use moisture meters to assess wall moisture levels and identify the source of any dampness found during the inspection.

Roof problems are another common finding across North Devon properties, especially in older buildings where original roofing materials have reached the end of their service life. Missing or slipped tiles, degraded ridge pointing, and damaged flashing around chimneys can allow water ingress that causes internal damage over time. In thatched properties, which are sometimes found in rural parts of North Devon, our surveyors will assess the condition of the thatch and identify any signs of deterioration or pest infestation. Flat roofs, commonly found on extensions and garage structures, often show signs of ponding or membrane damage that requires attention.

Electrical safety issues are flagged regularly, particularly in properties that have not been updated for several decades. Evidence of old-style rubber-sheathed cabling, inadequate consumer units, or missing earthing can all be identified during our visual inspection. While we cannot test electrical systems, we can note visible concerns that should be investigated by a qualified electrician before completion. Similarly, gas pipework and boiler installations are visually assessed where accessible, with any obvious defects or DIY modifications noted in the report. These findings are particularly important given that electrical faults are a leading cause of house fires in the UK.

Structural movement and subsidence are less common but are identified periodically, particularly in properties built on clay soils that experience shrink-swell movement during dry periods. Our surveyors look for signs of cracking in walls, doors that stick or don't close properly, and uneven floors that may indicate underlying movement. While minor settlement cracks are often harmless, more significant patterns can indicate ongoing structural issues that require specialist investigation. In such cases, we will recommend a Level 3 structural survey or consultation with a structural engineer before you proceed with the purchase.