RICS Level 2 Survey in North Molton

The RICS Level 2 Survey provides a thorough inspection of the property's visible and accessible elements. Our surveyor will examine the walls, roof, floors, doors, windows, and built-in fixtures, looking for defects that might not be apparent to the untrained eye. We assess the overall condition and highlight any areas requiring immediate attention or future maintenance. Every inspection follows the RICS strict guidelines to ensure consistency and thoroughness across all surveys we undertake.

Unlike a basic mortgage valuation, which only confirms the property is worth the loan amount, the Level 2 Survey gives you a detailed understanding of the property's physical state. We use a traffic light rating system to clearly indicate the condition of each area inspected - red for urgent issues requiring attention, amber for defects that should be monitored, and green for satisfactory condition. This system makes it easy to quickly identify the most important issues while also understanding the overall picture of the property's condition.

The report also includes a market valuation based on current North Molton property market data and an insurance rebuild cost assessment. These figures are particularly valuable for mortgage purposes and for ensuring you have adequate buildings insurance cover. The rebuild cost is calculated based on the construction type, size, and location of the property, reflecting the cost of rebuilding in the event of total loss.

Properties in North Molton typically feature traditional Devon construction methods that differ significantly from modern cavity-wall buildings. Many older homes are built with cob walls - a mix of subsoil, straw, and water that creates thick, solid walls with excellent thermal mass. Others use local stone, often slate or sandstone, frequently rendered with lime-based renders for weather protection. These traditional methods create buildings with unique character but require specialist knowledge to assess accurately. Our surveyors understand these construction types and know what to look for when inspecting them.

Roofing in the area predominantly uses slate or clay tiles, materials that have been traditional in North Devon for centuries. While these roofs can last for many decades with proper maintenance, age-related deterioration is common. Slate tiles can become brittle and crack, while clay tiles may slip or lose their protective surfaces. Lead flashing around chimneys and roof penetrations frequently deteriorates over time, leading to water penetration. We thoroughly inspect all accessible roof areas and flag any issues that could allow water ingress.

The geology of North Devon, which includes areas of clay-rich soils, can affect foundations and structural movement in older properties. Clay soils expand and contract with moisture changes, a phenomenon known as shrink-swell. This can cause foundations to move slightly over time, particularly in properties built before modern foundation standards were introduced. While minor movement is common in older buildings and often stabilised, significant cracks or signs of ongoing movement warrant further investigation. Our surveyors are trained to identify the signs of structural movement and advise on whether specialist structural engineer input is needed.

Given the rural nature of North Molton, many properties rely on individual drainage systems rather than mains sewage. We inspect accessible drainage arrangements and note any obvious defects or concerns. Properties with septic tanks or treatment plants will require specific checks that fall outside the standard survey scope, and we advise clients to instruct appropriate specialists for these systems.

While North Molton is a rural village, buyers should be aware of potential flood risks associated with the local geography. The River Mole and its tributaries flow through the area, and properties near watercourses or in lower-lying positions may have some exposure to fluvial flooding. Surface water flooding can also occur during periods of heavy rainfall, particularly where drainage systems may be overloaded or where properties sit on impermeable surfaces.

We include observations on the property's setting and any visible flood risk indicators during our survey. This includes checking ground levels, drainage arrangements, and the position of the property relative to watercourses. While we do not carry out detailed flood risk assessments, we will note obvious concerns and recommend further investigation where appropriate. For properties in higher-risk areas, specialist flood risk assessments are available that consider detailed mapping and historical flood data.

The village's position within North Devon also means properties may be affected by dampness from multiple sources. The proximity to Exmoor and the general maritime climate of the region can result in higher humidity levels, particularly in properties with less effective ventilation. Our surveyors pay particular attention to signs of dampness in properties of all ages, checking both rising damp and penetrating damp from external elements.