RICS Level 2 Survey South Hams

A RICS Level 2 Survey provides a detailed inspection of the property's accessible areas, assessing the overall condition and identifying any defects or areas that require attention. Unlike a basic valuation, this survey digs deeper into the structural integrity, damp issues, roof condition, and the state of key building elements such as walls, floors, ceilings, and windows. Our chartered surveyors will examine both the interior and exterior of the property, including the roof space where accessible, the foundations, and any outbuildings or garages. We use our extensive experience to spot issues that a non-specialist might miss, particularly in older properties where hidden defects can be costly to remedy.

The survey uses a traffic light rating system to indicate the condition of each element: red for urgent repairs required, amber for defects that need attention but are not immediately serious, and green for satisfactory condition. This clear, visual format helps you understand which issues are critical and which can be addressed over time. For properties in South Hams, our surveyors pay particular attention to common issues found in the area, including roof condition given the exposure to coastal weather, damp problems in older solid-wall properties, and the condition of traditional stonework and slate roofs that are prevalent throughout the district. Properties in towns like Dartmouth and Salcombe, with their exposed coastal positions, often require more detailed assessment of weatherproofing and structural integrity.

In addition to identifying defects, the RICS Level 2 Survey includes a market valuation and insurance rebuilding cost assessment. This is particularly valuable in South Hams, where property values can vary significantly between different property types and locations. The valuation figure is based on comparable data from the local market, giving you assurance that the price you are paying is fair. If our surveyor identifies any significant issues, you can use the report to renegotiate the purchase price or request that the seller address the defects before completion. This negotiation power is especially important in the current market, where prices have adjusted by around 3-5% over the past year.

• Structural walls and foundations
• Roof structure and coverings
• Damp and moisture assessment
• Windows, doors, and joinery
• Plumbing and electrical visible elements
• Chimneys and flues
• Garages and outbuildings
• Floor surfaces and ceilings

Given the specific characteristics of the South Hams housing stock, our surveyors frequently encounter several recurring issues during Level 2 Surveys. Damp is perhaps the most common problem, particularly in older properties with solid walls that lack proper damp-proof courses. Coastal exposure in areas like Salcombe, Dartmouth, and the estuarine villages can accelerate penetrating damp, where wind-driven rain breaches the building envelope. Rising damp can affect properties where the damp-proof course has failed or was never installed, a common issue in buildings constructed before modern building regulations. Our surveyors use moisture meters and their experience to assess the extent of any damp problems and recommend appropriate remediation.

Roof condition is another frequent finding in our surveys. Many properties in South Hams feature slate or clay tile roofs that, while traditional and attractive, can suffer from deterioration over time, particularly when exposed to coastal weather conditions. Issues such as slipped or broken slates, damaged leadwork around chimneys and valleys, and degraded ridge tiles are commonly identified. In some cases, roof timbers may show signs of rot or woodworm infestation, particularly where prolonged damp has created favourable conditions for timber decay. Properties in inland villages like Modbury and Yealmpton may have different roof issues related to age and original construction methods.

The geology of South Hams also presents specific considerations for property buyers. While not as pronounced as in some other areas of Devon, parts of the district have clay soils that can shrink and swell with moisture changes, potentially causing subsidence or heave issues. Properties with trees nearby or those constructed on sloping ground may be more susceptible to these ground movement issues. Our surveyors will assess the foundations and look for signs of structural movement, such as cracking in walls or doors and windows that no longer close properly. Properties in the River Dart valley and areas around Totnes may be particularly affected by ground conditions.

• Damp (rising, penetrating, and condensation)
• Roof deterioration and slipped slates
• Timber rot and woodworm in structural elements
• Structural movement and subsidence
• Defective chimneys and flashings
• Outdated electrical installations
• Drainage issues and blocked gutters
• Window and door joinery deterioration

South Hams is a beautiful part of Devon, but its coastal and rural location brings specific environmental considerations for property buyers. Flood risk is a significant factor, with the district's numerous rivers including the Dart, Avon, Erme, and Yealm creating fluvial flood risk in towns like Dartmouth, Totnes, Kingsbridge, and the surrounding villages. Tidal flooding affects low-lying coastal areas, particularly during storms and high tides. Surface water flooding can occur after heavy rainfall, especially where drainage systems are overwhelmed. Our surveyors will note any visible signs of previous flooding or flood risk and recommend appropriate investigations if necessary.

Coastal erosion is another consideration for properties in exposed coastal locations. While not every property in South Hams is directly affected, those situated near the cliff edges or on soft coastal geology may face ongoing erosion issues that could affect foundations and stability over time. The coastline between Dartmouth and Start Point is particularly noted for erosion in certain areas. Our surveyors will note any visible signs of coastal erosion or instability and recommend further investigation if necessary. Properties in areas like Blackpool Sands or near the mouth of the River Erme may be more susceptible to these issues.

Radon is a naturally occurring radioactive gas that can accumulate in buildings in certain areas of Devon. While not all properties in South Hams are affected, some locations may have elevated radon levels, particularly in properties with sealed foundations or limited ventilation. Parts of the South Hams district fall within radon affected areas, and the RICS Level 2 Survey will note if the property is in a high-risk radon area and recommend a radon test if appropriate. This is particularly important for properties with sealed foundations or limited ventilation, where radon could accumulate to harmful levels. Our surveyors can advise on whether testing is recommended based on the specific location of the property.