RICS Level 2 Survey in Satterleigh and Warkleigh

Our RICS Level 2 Survey provides a comprehensive assessment of the property's condition, focusing on all major elements and any significant issues that might affect value or safety. The inspection covers the roof structure, walls, floors, doors, and windows, as well as the condition of plumbing, electrical systems, and damp proofing. In a village like Warkleigh, where many properties date back centuries, our surveyors pay particular attention to the condition of older structural elements, including load-bearing walls, beams, and foundations. We have inspected properties where original oak beams show signs of beetle activity, and we know how to identify the early warning signs of structural movement that might not be apparent to a buyer viewing the property for the first time.

The survey includes a detailed evaluation of the property's external fabric, identifying any signs of movement, deterioration, or decay that common in traditional Devon buildings. We examine the condition of thatch and slate roofs, which are prevalent in the area, and check for issues with stone and cob walls that can be susceptible to moisture penetration. Our inspectors also assess the condition of any outbuildings, which are often a feature of rural properties in Satterleigh and Warkleigh. These outbuildings, which may include traditional barns, shippons, or cart sheds, often require specific attention as they may have been converted for alternative uses or may be in a different condition than the main dwelling. We have encountered many properties where the outbuilding condition was a significant factor in the overall value of the property, particularly when they offer development potential.

Following the physical inspection, you receive a clear, easy-to-read report that highlights any defects found, categorised by their severity. The report includes practical advice on necessary repairs and estimated costs, helping you plan any renovation or maintenance work. For properties in flood-risk areas near the River Mole and River Taw, we include specific advice on flood resilience and any existing flood mitigation measures. We note the position of the property relative to the watercourses, check for any existing flood defences or barriers, and provide guidance on what steps could be taken to improve resilience. This is particularly valuable for properties in low-lying fields along the river valleys where flooding has occurred historically.

Many properties in Satterleigh and Warkleigh have large gardens that extend beyond the immediate curtilage of the house, often including paddocks or agricultural land. Our survey includes an assessment of boundaries, fences, and access points, identifying any issues with rights of way or shared access that might affect your enjoyment of the property. We also check the condition of any private water supplies or septic tanks, which are common in rural properties not connected to mains water or sewerage. These systems require specific expertise to assess properly, and our surveyors know what to look for when evaluating their condition and compliance with current regulations.

• Roof structure and covering
• Walls, foundations and substructure
• Windows, doors and joinery
• Damp and timber condition
• Plumbing and electrical systems
• Outbuildings and boundaries
• Private water supplies and septic tanks
• Access and rights of way

The buildings in Satterleigh and Warkleigh reflect the agricultural heritage of North Devon, with many properties constructed using methods that have been traditional in the region for centuries. Stone rubble, cob, and thatch feature prominently in the older housing stock, with each material presenting its own set of considerations for our surveyors. Cob walls, made from a mixture of clay, straw, and earth, are particularly characteristic of Devon and require specific knowledge to assess properly. These walls can be vulnerable to moisture penetration at the base, where rising damp can cause deterioration over time if proper damp proofing is absent or has failed. Our inspectors know how to identify the tell-tale signs of moisture damage in cob construction, which often manifests as soft spots or crumbling sections at wall base level.

Thatched roofs are a distinctive feature of the area, adding character to properties but also requiring careful inspection for signs of wear, rot, or pest infestation. The thatch material itself, whether straw or reed, has a limited lifespan and will eventually require re-thatching, which is a significant expense that our report will highlight if relevant. We also examine the condition of the roof structure beneath the thatch, checking for any signs of sagging, damaged rafters, or deterioration in the ridge. Many older thatched properties in the area have been re-roofed with slate in sections over the years, and we assess the condition of these different roofing materials and how they interface with each other.

The local geology in this part of North Devon can affect the performance of foundations and substructures, particularly in areas where the underlying soil may be prone to shrink-swell behaviour during periods of wet and dry weather. Our surveyors are experienced in identifying signs of foundation movement, such as cracks in walls, doors that stick, or uneven floors, which may indicate issues with the subsoil. Properties near the river valleys may also be affected by more complex ground conditions, including the possibility of alluvial deposits that can reduce bearing capacity. While we do not undertake invasive ground investigations, our visual assessment can identify symptoms that suggest further investigation might be prudent before you commit to your purchase.

The rural nature of Satterleigh and Warkleigh means that properties here often have unique characteristics not found in modern housing developments. Many homes are detached or semi-detached period properties with large gardens, traditional outbuildings, and septic tanks or private water supplies rather than mains services. Our Level 2 Survey is specifically designed to assess these features and identify any issues that might not be apparent to an untrained eye. We have encountered properties with septic tanks that were not functioning correctly, private boreholes that needed treatment systems, and outbuildings with structural issues that were not obvious from a visual walk-through. These are exactly the types of findings that can save you significant money and stress after you complete your purchase.

Given the proximity of the parish to both the River Mole and River Taw, flood risk is a consideration for some properties in the area. Our surveyors inspect the property for signs of previous flood damage and assess the effectiveness of any existing flood mitigation measures. We provide practical advice on reducing flood risk where appropriate, which is particularly valuable for properties in low-lying areas near the river courses. We look for water marks on walls, deformed skirting boards, or other evidence that might indicate previous flooding, and we note the position of the property in relation to the flood plain. Even properties that have not flooded historically may be at risk during extreme weather events, and our report will flag this so you can make an informed decision about insurance requirements and potential mitigation measures.

The presence of 35 listed buildings within the parish demonstrates the historical significance of the area's built environment. If you are purchasing a listed property, our survey includes assessment of any alterations or additions that might affect the listing status, and we provide guidance on maintenance requirements specific to historic buildings. Understanding these obligations before completing your purchase helps you avoid unexpected costs and responsibilities. Listed building consent is required for many alterations to historic properties, and our survey can identify features that might be affected by these requirements, such as original fireplaces, internal joinery, or external render that might be considered historically significant.

The cost of a RICS Level 2 Survey in this area reflects the additional expertise required to assess traditional construction methods. While national averages suggest a range of £400-£800 for standard properties, factors specific to Satterleigh and Warkleigh can influence the price. Older properties, particularly those constructed from cob or with thatched roofs, typically require more detailed assessment due to their complexity and the specialized knowledge needed to evaluate them properly. Properties with large gardens, multiple outbuildings, or remote locations may also incur additional charges. Listed buildings similarly require additional expertise, and you should expect to pay a premium for the specialist knowledge required to assess these historically significant properties accurately.

• Detached period properties
• Properties with large gardens
• Homes with outbuildings
• Properties near watercourses
• Listed buildings
• Properties with private water or drainage