RICS Level 2 Survey Shaldon, Teignbridge

Shaldon's housing stock reflects its evolution from a working fishing village into a desirable coastal resort over the past two centuries. The Conservation Area, designated in December 1974 and covering 6.576 hectares, contains numerous older properties including listed buildings such as 17 The Green, a Grade II listed house dating from the late 18th or early 19th century constructed with incised painted stucco and a slate roof. These older properties often feature traditional construction methods that differ significantly from modern building standards, including solid walls rather than cavity wall construction, original timber frames, and lime-based mortars and renders that require specialist knowledge to assess correctly. Professional survey advice is essential before committing to a purchase in this area.

The local geology presents specific considerations for property buyers in Shaldon. The village sits on impressive sandstone cliffs at the mouth of the River Teign, with the beach composed of distinctive red sand and shingle. The British Geological Survey identifies shrink-swell as a potential geohazard in clay-rich soils, which can lead to ground movement affecting foundations. This is particularly relevant for properties built on or near the cliff face, where coastal erosion and landslip potential add another layer of risk. Our inspectors are experienced in identifying signs of subsidence, settlement, and movement that might not be apparent to untrained eyes, including cracking patterns, uneven floors, and door/window misalignment.

Tidal flooding represents a significant risk in Shaldon, particularly in low-lying areas including The Strand, Bridge Road, Fore Street, and Ringmore Road. A Flood Alleviation Scheme was constructed to protect over 400 properties, involving raised natural stone flood walls and timber flood gates. During your RICS Level 2 survey, our inspectors assess the property's flood resilience, including ground levels, drainage, and any existing flood-proofing measures. We also note the position of the property relative to the flood warning area for the South Devon Coast at Shaldon and Teignmouth.

The mix of property types in Shaldon means that different surveys may be appropriate for different purchases. While the RICS Level 2 is suitable for conventional properties built between 1850 and 1970, older properties, those of non-standard construction, or listed buildings may benefit from the more comprehensive RICS Level 3 Building Survey. Our team can advise you on the most appropriate survey type based on the specific property you are purchasing.

• Conservation Area properties
• Traditional stone and render construction
• Tidal flood risk zones
• Properties on or near sandstone cliffs
• Older Victorian and Edwardian homes
• Listed buildings requiring specialist assessment

Our RICS Level 2 survey provides a comprehensive visual inspection of all accessible areas of the property. This includes the roof structure, chimneys, walls, windows and doors, floors and ceilings, damp levels, and the condition of any outbuildings or garages. We inspect both the interior and exterior, providing you with a clear picture of the property's current condition. Our surveyors will lift trap doors where safe to do so, inspect roof spaces where accessible, and examine the foundations where visible. Every element receives a condition rating from "good" to "urgent repair needed," giving you immediate clarity on the property's condition.

In Shaldon's coastal environment, our inspectors pay particular attention to signs of damp, which is one of the most common defects found in older properties throughout the Teignbridge district. Rising damp, penetrating damp from wind-driven rain, and condensation all pose risks to traditional buildings. We use moisture meters and thermal imaging to identify areas of concern that might not be visible during a casual viewing. The coastal air, combined with the age of much of the housing stock, means that damp remediation is frequently needed on properties throughout the village.

Timber elements require careful inspection in Shaldon, given the prevalence of older properties and the damp coastal climate. Our surveyors check all timber for signs of rot, both dry rot and wet rot, as well as woodworm infestation that can compromise structural integrity. This includes examining floor joists, ceiling timbers, roof rafters, and any timber framing in walls. In older properties, we often find that original timber has been in place for over a century and may show signs of previous infestation or decay that needs addressing.

The condition of electrical and plumbing installations is another key focus of our survey. Properties built before the 1970s often have electrical systems that do not meet current safety regulations, including potentially dangerous knob-and-tube wiring or aluminium wiring. We visually check the consumer unit, wiring accessible in void spaces, and socket outlets. For plumbing, we look for signs of corrosion, leaks, and the type of pipework used, noting whether it is modern plastic or older galvanised or lead piping that may need replacement.

Our experience surveying properties across Shaldon and Teignbridge reveals several recurring issues that buyers should be aware of. Roof condition is a frequent concern, with older properties often featuring original tiles or slates that have deteriorated over decades of exposure to coastal weather. Missing tiles, damaged ridge mortar, and failed flashings can lead to water ingress and internal damage if not addressed promptly. We inspect pitched roofs from both inside the roof space and externally, noting the condition of tiles, slates, ridges, valleys, and any flat roof sections.

Electrical systems in properties built before the 1970s often do not meet current safety regulations and represent one of the most serious findings in our surveys. Knob-and-tube wiring, aluminium wiring, and outdated consumer units pose fire risks and may require complete rewiring before the property can be let or sold. Our survey highlights these concerns so you can factor remediation costs into your purchase decision. We recommend that all electrical installations in older properties be inspected by a qualified electrician regardless of survey findings.

Damp-related issues affect many properties in Shaldon due to the coastal climate and age of the housing stock. Failed damp-proof courses, missing or damaged render, and inadequate ventilation all contribute to moisture problems. We use moisture meters and thermal imaging to identify areas of concern that might not be visible during a casual viewing. Penetrating damp from wind-driven rain is particularly common in exposed properties, while rising damp affects many period buildings without adequate damp-proofing.

Drainage and guttering require careful inspection in Shaldon, particularly for properties on or near the cliff face. Blocked gutters and downpipes can lead to water pooling around foundations, exacerbating any shrink-swell movement in clay soils. Our inspectors assess the condition and functionality of all drainage systems, including surface water and foul water drainage, and note any signs of dampness in basements or ground floor rooms that might indicate drainage problems.

Structural movement and cracking are issues that our surveyors look for carefully in Shaldon properties. The combination of clay-rich soils prone to shrink-swell, coastal erosion, and the age of many buildings means that some movement is relatively common. We look for cracking patterns that might indicate subsidence or structural issues, checking both internal and external walls. Not all cracks are serious, but our surveyors are trained to distinguish between minor settlement cracks and more significant structural problems that require further investigation.

Windows and doors in older properties often show wear and tear that affects both thermal efficiency and security. Draughty windows, rotting timber frames, and failed seals in double-glazed units are common findings. In period properties, original windows may be of historical value but could require restoration rather than replacement, particularly in Conservation Areas where listed building consent may be required for alterations.