RICS Level 2 Survey in Stockleigh Pomeroy

The RICS Level 2 Survey, formerly known as the HomeBuyer Survey, provides a comprehensive assessment of a property's condition without the intrusive investigation of a full structural survey. Our inspectors examine all accessible areas of the property, including the roof space, external walls, windows, doors, plumbing, electrical installations, and dampness levels. The resulting report categorises any issues found by their severity, from urgent defects requiring immediate attention to minor maintenance recommendations. This clear traffic light system makes it easy to prioritise any work that may be needed.

For properties in Stockleigh Pomeroy, our surveyors pay particular attention to the unique construction methods found in this area. Many homes here are constructed using traditional Devon cob, local stone, or historic brick, materials that require specific expertise to assess properly. We examine the condition of these older building fabrics, checking for signs of movement, deterioration, or previous repairs that might not be immediately apparent to an untrained eye. Our team has surveyed numerous properties in the surrounding villages and understands how these traditional materials perform in the local climate.

The Level 2 survey also includes a market valuation and an insurance reinstatement figure for your property. This is particularly valuable in Stockleigh Pomeroy, where property values reflect the premium associated with living in a desirable rural village with excellent access to both Exeter and the surrounding countryside. Our valuation data is drawn from actual sales in the local area, including the three properties sold in the parish during 2024 which achieved an average price of £583,333, giving you confidence that the figures reflect current market conditions.

• Visual inspection of all accessible areas
• Identification of defects and potential issues
• Traffic light system for severity rating
• Market valuation and reinstatement cost
• Advice on repairs and maintenance priorities

Stockleigh Pomeroy boasts a rich architectural heritage, with the Grade I listed Church of St Mary standing as the village's historic centrepiece. The parish contains numerous other Listed Buildings, including Browns Cottages, Church Cottage West View, Elston and Lake Cottage, Frogpool, and Higher East Coombe Farmhouse, representing various periods of Devon architecture from the medieval era through to the Georgian period. When surveying these properties, our inspectors apply particular scrutiny to the condition of historic fabric, checking for signs of structural movement that can affect older buildings, deterioration of traditional lime mortar pointing, and the condition of historic windows and doors.

The village's location near the River Yeo means that certain properties may fall within or adjacent to floodplain areas. Our surveyors assess flood risk as part of the standard inspection, examining the property's position relative to watercourses, the condition of drainage systems, and any evidence of previous flooding. While most properties in Stockleigh Pomeroy sit outside high-risk flood zones, understanding the specific risk to your potential purchase is essential for appropriate insurance and flood resilience planning. We note any areas of concern in our report so you can make informed decisions about flood protection measures.

Building materials specific to the Devon region feature prominently in Stockleigh Pomeroy's housing stock. Cob construction, a traditional method using subsoil, clay, sand, and straw, is found in many older cottages and farmhouses. While cob walls are generally durable, they can be susceptible to erosion at ground level and require careful maintenance of roof overhangs to prevent water ingress. Our surveyors understand these regional building traditions and can identify issues that generic surveys might overlook. We also assess properties constructed from local stone and traditional brick, which have their own specific maintenance requirements.

• Conservation Area restrictions apply to external alterations
• Listed Buildings require special consideration for any works
• Flood risk assessment forms part of our standard inspection
• Traditional Devon building materials require specialist assessment

Your RICS Level 2 Survey report is designed to be clear and easy to understand, even if you have no previous experience with property surveys. The report begins with a summary of the property's overall condition, followed by detailed sections covering each major building element from the roof down to the foundations. Each section includes photographs of any issues found, an explanation of the defect, and our recommendation for addressing it. The traffic light rating system makes it simple to identify which issues require urgent attention and which can be addressed over time.

For Stockleigh Pomeroy properties, we pay particular attention to the condition of traditional features such as thatched roofs, which can be found on some older cottages in the area. Thatched roofs require specific maintenance and may have a limited lifespan compared to modern slate or tile coverings. Our report will assess the condition of any thatch, identify any signs of deterioration or pest infestation, and advise on expected maintenance costs. We also examine the condition of traditional lime mortar pointing, which is common in older properties and requires different maintenance approaches than modern cement-based mortars.

The report also includes a section on legal considerations that may affect your purchase. This includes checking whether the property falls within the Stockleigh Pomeroy Conservation Area, identifying any potential rights of way that cross the property, and flagging any planning permissions or building regulations approvals that may be outstanding for recent alterations. This legal overview provides valuable protection when purchasing a historic property. We can also advise on any listed building implications that may affect your renovation plans.