RICS Level 2 Survey in Swimbridge

The RICS Level 2 Survey is designed specifically for properties in reasonable condition, typically those built from the 1900s onwards. During the inspection, our surveyor will examine all accessible areas of the property, including the roof space where safe access is possible, the exterior walls, windows and doors, the foundations, and internal elements such as the floors, walls, and ceilings. The survey provides a detailed condition rating system, with conditions ranging from one (no repairs currently needed) to three (urgent repairs or serious defects requiring immediate attention).

In Swimbridge, where many properties feature traditional rendered walls over local stone or cob construction, we pay particular attention to the condition of the render, pointing, and any exposed stonework. The historic nature of the village means that properties may have hidden defects that are not immediately apparent during a casual viewing. Our surveyors are trained to identify the tell-tale signs of damp penetration, structural movement, and age-related wear that commonly affect older properties in this part of North Devon.

The report includes clear, practical advice on any repairs or maintenance that may be required, along with estimates of likely costs where appropriate. This allows you to factor any remedial work into your overall budget before completing the purchase. Should any serious defects be identified, you will have the information needed to either renegotiate the purchase price or request that the seller addresses the issues before completion.

Our surveyors also assess the general environment around the property, including the proximity to the Landkey Brook and any potential flood risk considerations that may affect the property. Given Swimbridge's position in the valley bottom, this environmental assessment forms an important part of our comprehensive evaluation.

• External walls and roof structure
• Windows, doors, and joinery
• Damp and moisture assessment
• Timber condition and rot
• Plumbing and electrical visible elements
• Boundary walls and outbuildings

The geology around Swimbridge includes low-grade limestone within the Pilton beds formation, fragile sandstones of the Crackington formation, and folded cherts and shales of the Coddon chert formation, particularly on Hannaford Hill. This varied geology, combined with the local soils derived from Devonian slates, creates conditions where shrink-swell behaviour can occur. This phenomenon, where soils change volume with moisture content, is a significant geohazard that can lead to subsidence or heave, particularly during periods of drought or excessive rainfall. Our surveyors are trained to identify the signs of foundation movement that may result from these soil conditions.

The Swimbridge Conservation Area Management Plan specifically identifies flood risk due to the valley bottom setting as a threat to the area. Properties in lower-lying parts of the village, particularly those near the Landkey Brook, may be more susceptible to damp-related issues. The normal range for water levels at the Swimbridge monitoring station sits between 0.05m and 0.59m, with low-lying land flooding possible above this threshold. Our surveyors are experienced in identifying the signs of both historical flooding and ongoing damp problems that can affect properties in valley locations like Swimbridge.

Maintenance of rendered properties is a significant long-term consideration throughout the village. The Conservation Area management plan notes that repointing is a major maintenance issue for brick and stone buildings, while render maintenance represents the largest ongoing cost for the majority of properties that have been rendered. A RICS Level 2 Survey will identify any current defects in render work, pointing, or other external elements that may require attention. We specifically look for signs of render deterioration, cracking, and water penetration that are common in properties of this age and construction type.

Given the age of much of Swimbridge's housing stock, with a significant proportion of properties dating from before 1919, our survey pays particular attention to the condition of historic features and traditional building elements. The presence of numerous listed buildings within the Conservation Area means that many properties will have specific considerations regarding alterations and modifications over the years. Our surveyors document any additions or changes that may affect the property's structural integrity or value.