RICS Level 2 Survey in Oakford

Our RICS Level 2 survey provides a comprehensive visual inspection of all accessible parts of the property. We check the condition of the roof, walls, floors, doors, and windows, along with the integrity of the building's structure. The survey identifies defects that are both visible and apparent, categorising them by severity so you understand which issues require urgent attention versus those that are merely cosmetic. Our surveyors use moisture meters to detect damp in walls and floors, and we assess the condition of any exposed timber for signs of rot or woodworm that could compromise the structural integrity of the property.

In a village like Oakford, where many properties are likely to be over 100 years old, our inspectors pay particular attention to the condition of older construction materials and traditional building methods. We examine the condition of any thatch or slate roofing, stone or brick walls, and the integrity of period features that add character but may require ongoing maintenance. Our team understands that older properties often have solid walls rather than cavity walls, which can be more susceptible to damp penetration if the property has not been properly maintained over the years.

The survey includes a thorough assessment of damp levels using moisture meters, while our surveyors also inspect the condition of any exposed timber for signs of rot or woodworm. We check the functionality of doors and windows, assess the condition of skirting boards and plasterwork, and evaluate the overall structural integrity of the property. We also provide a market valuation and insurance reinstatement figure, along with commentary on the property's energy efficiency to help you understand ongoing costs.

Our surveyors will also inspect any outbuildings, garages, or annexes that form part of the property. In Oakford, where properties often include traditional barns or farm buildings, we ensure these structures are also assessed for condition and any potential issues that might affect the overall value or require future investment. We examine the condition of any boundaries, fences, or walls, and check the drainage and gutter systems that are essential for keeping the property watertight.

• Structural condition assessment
• Damp and moisture detection
• Roof and chimney inspection
• Electrical and plumbing overview
• Thermal efficiency commentary
• Market value valuation
• Outbuilding inspection
• Boundary and drainage assessment

Oakford is a historic parish in the Exe Valley, home to the magnificent St Peter's Church often described as the "cathedral of the Exe Valley." This ancient architecture sets the tone for much of the village's housing stock, which includes period cottages, farmhouses, and historic manor houses. The presence of the ancient Manor House, which has been in the same family ownership for over 800 years, demonstrates the longevity of properties in this area and the importance of understanding what you're buying into.

Many properties in Oakford will have been constructed using traditional methods that differ significantly from modern building standards. Stone walls, thatched or slate roofs, and historic timber frames all require experienced eyes to assess properly. Our surveyors understand these construction methods and can identify issues that might be missed by a less experienced inspector. We know how to spot the signs of historic repairs, assess the condition of traditional lime mortar pointing, and evaluate whether thatch roofing is in good condition or approaching the end of its lifespan.

The rural nature of Oakford means properties may have private water supplies, septic tanks, or drainage systems that differ from standard urban configurations. Our Level 2 survey includes commentary on these elements, flagging any concerns and recommending further specialist investigation where necessary. If a property relies on a private borehole or spring water supply, we'll note this and advise on the importance of water quality testing. Similarly, septic tanks and treatment systems require specific knowledge to assess properly.

Given Oakford's location near the River Exe and its tributaries, our surveyors pay particular attention to flood risk indicators and drainage around the property. We examine the ground levels, the direction of surface water flow, and any existing flood mitigation measures. Properties in this area may also be near agricultural land, so we check for any potential environmental factors that could affect the property, including neighbouring uses that might impact your enjoyment of the land.

With average property prices exceeding £1.2 million and having risen dramatically in recent years, the cost of a RICS Level 2 survey represents excellent value for money. The investment can reveal issues that, if discovered after purchase, could cost tens of thousands of pounds to rectify. A survey is a small insurance premium against potentially massive unexpected costs, giving you confidence in your purchase decision or valuable leverage for negotiations.

Based on our extensive experience surveying properties in the Exe Valley area, we regularly identify several common issues that affect homes in Oakford. Understanding these potential problems helps you know what to expect from your survey and what to look for when viewing properties. Many homes in this area were built before modern building regulations, so they may have characteristics that require careful assessment.

Damp is one of the most frequently identified issues in older Oakford properties, particularly those with solid walls rather than cavity wall construction. Rising damp can affect ground floor walls, while penetrating damp may be visible in walls that face prevailing winds or are exposed to driving rain. Our surveyors use professional moisture meters to identify the extent of any damp problems and recommend appropriate remedial action, which often involves improving ventilation or applying modern damp-proofing solutions.

Roof condition is another area of concern, especially for properties with thatched or slate roofing. Thatch roofs have a limited lifespan and require regular maintenance, while slate roofs may have slipped tiles or degraded lead flashings around chimneys. Our inspectors carefully examine the roof from ground level and any accessible loft spaces, noting the condition of tiles, ridges, and pointing. We also check chimney stacks, which are a common source of leaks in period properties.

Structural movement, although often minor, can be identified in many older properties. This may manifest as cracks in walls, doors that don't close properly, or windows that stick. Our surveyors are trained to identify the signs of subsidence, settlement, or movement and can advise on whether any issues are active or historical. In the Oakford area, we pay attention to any signs of movement that might be related to tree roots or clay shrinkage, which can affect properties in this part of Devon.

Investing in a RICS Level 2 survey before purchasing in Oakford is one of the smartest decisions you can make. With the average property price in the village exceeding £1.2 million, the survey cost represents less than 0.05% of the purchase price, yet it can save you significantly more in unexpected repair costs. Many buyers have discovered serious defects only after moving in, facing bills for thousands of pounds in necessary repairs that could have been negotiated beforehand.

Our survey reports give you powerful negotiating tools. If significant issues are identified, you can request a reduction in the purchase price to account for the cost of repairs, ask the seller to carry out remedial work before completion, or in some cases, decide to withdraw from the purchase altogether. Our reports include clear descriptions of issues found, along with recommendations for addressing them, helping you make informed decisions at every stage of the buying process.

For properties in Oakford that are listed buildings or within the conservation area, additional considerations apply. While a Level 2 survey can still be suitable, we always recommend mentioning any listed status when booking so we can ensure the survey is tailored appropriately. Listed buildings often require more specialist assessments, and our team can advise whether a Level 3 Building Survey might be more appropriate for particularly historic or complex properties.