RICS Level 2 Survey in Payhembury

A RICS Level 2 Survey, also known as a Homebuyer Survey, is designed specifically for properties in conventional condition that were built with traditional methods. In Payhembury, where many homes date from the Victorian and Edwardian periods, this survey format is particularly valuable. We visually inspect all accessible parts of the property, including the roof space (where safe access allows), walls, floors, windows, doors, and permanent fixtures. Our surveyor will identify defects that affect the value of the property and provide professional advice on repairs and maintenance.

The report includes a clear traffic light rating system that instantly shows you which areas of the property are in good condition, which require attention, and which need urgent repair. For Payhembury's older properties, this often means identifying issues with aging damp-proof courses, deteriorated roof coverings, and timber defects that are common in period buildings. We also check for any signs of structural movement, which can be a concern in properties built on clay subsoils that may be present in parts of East Devon, particularly where Mercia Mudstone underlies the surface.

Our surveyors pay particular attention to the specific construction types found in Payhembury properties. Thatched roofs, while beautiful, require specialist knowledge to assess properly, and our team understands the maintenance requirements and potential issues that come with these traditional coverings. We also examine stone and cob walls, which are common in the area, checking for signs of weathering, movement, or inadequate repairs that could compromise the building's integrity.

The survey includes examination of outbuildings, which are particularly common in rural Payhembury where properties often have converted barns, workshops, or traditional Devon shippons. We assess the condition of these structures and flag any issues that might affect the overall value or require future investment.

• Roof structure and covering condition
• Damp and moisture penetration
• Wall construction and structural integrity
• Windows, doors, and joinery
• Plumbing and electrical condition
• Timber floors and supporting joists
• Chimney and fireplace condition
• Garage and outbuilding condition

The property market in Payhembury has seen significant price adjustments recently, with Rightmove reporting a 15% drop in prices over the last year and a 26% decline from the 2023 peak of £627,389. This shifting market makes it more important than ever to understand exactly what you're buying. A RICS Level 2 Survey provides the information you need to make an informed decision, whether that means proceeding with confidence or negotiating a reduction to account for needed repairs.

Many properties in Payhembury are approaching or exceeding 100 years old, meaning they were constructed before modern building standards were introduced. These traditional buildings often lack cavity walls, have minimal or no insulation, and may have original electrical and plumbing systems that would require complete replacement. Our survey identifies these issues clearly, helping you budget for the true cost of ownership beyond the purchase price.

The village's location near small watercourses also means that surface water flooding can be a consideration during periods of heavy rainfall. While Payhembury is inland and avoids coastal flood risks, our surveyors are familiar with the local topography and will note any signs of previous flooding or water damage that could indicate ongoing issues. We provide practical advice on any remedial works that might be needed and whether specialist surveys for flood risk would be advisable.

Properties in Payhembury reflect the traditional building methods of East Devon, where local materials have been used for centuries. Many cottages and period homes feature walls constructed from local stone, cob, or red brick, often rendered with lime-based plaster that allows the building to breathe. Understanding these construction methods is essential for proper assessment, as modern cement-based renders can trap moisture and cause problems in traditional buildings.

Roofing in Payhembury varies considerably across the village. While slate and clay tile roofs are common on Victorian and Edwardian properties, a significant number of homes feature thatched roofs that require specialist knowledge to evaluate properly. Thatched roofs have specific maintenance requirements and can harbor hidden defects that aren't visible from the ground. Our surveyors understand these traditional materials and can identify issues such as deterioration of the reed or straw, damage to the ridge, and problems with the underlying sarking boards.

Many of the barn conversions in the Payhembury area represent a different construction challenge altogether. These properties typically combine original stone or brick walls with modern structural elements, and the conversion work may vary considerably in quality depending on when it was carried out. Some barn conversions in the surrounding area, such as those at Lower Cheriton Barns near Honiton, demonstrate the high standards possible, while others may have been completed to a lesser standard. We assess each property on its individual merits, looking for signs of settlement, inadequate insulation, or problems with the conversion work.

The housing stock in Payhembury presents several common issues that our Level 2 surveys frequently identify. Damp is perhaps the most prevalent problem in period properties, particularly those built with solid walls that lack a proper damp-proof course. Rising damp and penetrating damp can cause significant damage to plasterwork and timber if left untreated, and our surveyors are trained to identify both the symptoms and underlying causes of moisture problems in traditional buildings. We check for signs of damp throughout the property, including in cellars, ground floor rooms, and upper floors where roof leaks may have allowed moisture to penetrate.

Roof conditions are another major area of concern in this village. Many Payhembury properties feature slate, tile, or thatched roofs that have served the building for decades or even centuries. While these traditional roofing materials have significant character, they require ongoing maintenance, and our surveyors check carefully for slipped tiles, deteriorating pointing, damaged flashings, and signs of timber rot in the roof structure. Thatched roofs, in particular, require specialist assessment as they have specific maintenance requirements and can harbor hidden defects including insect infestation in the thatching material and deterioration of the supporting timbers.

Electrical and plumbing systems in older Payhembury properties often fall well below current standards. Rewiring may be required if the installation is more than 30 years old, and plumbing systems may use materials that are no longer considered best practice, such as lead pipes or galvanized steel that can affect water quality. Our survey includes a visual inspection of these services, and we will flag any obvious deficiencies or areas where a specialist contractor should be consulted for a more detailed assessment.

Structural movement is another issue we commonly identify in Payhembury properties. While some movement is normal in older buildings and may be historic, our surveyors are trained to distinguish between acceptable settlement and more serious problems that could indicate subsidence or heave. Properties built on East Devon's clay soils can be susceptible to movement during periods of drought or saturation, and we carefully examine walls, floors, and ceilings for signs of ongoing structural issues that might require further investigation.