RICS Level 2 Survey in Dulverton TA22 9

Our inspectors examine every accessible part of the property during the Level 2 survey. In Dulverton properties, we pay particular attention to the common issues found in older Exmoor buildings, including the condition of traditional stone walls built from local Hangman Sandstone, slate or clay tile roofs, and historic timber-framed elements. The survey includes a visual inspection of the structure, walls, roof, joinery, and services. We understand that many properties in this area were built using traditional methods, with local sandstone from the Devonian formations and render finishes that require specific expertise to assess properly.

We check for signs of damp which is a frequent problem in older Dulverton properties, particularly those built with local sandstone and render. Our surveyors examine walls for rising damp, penetrating damp from damaged roof coverings, and condensation issues caused by inadequate ventilation in older properties. Given the climate on Exmoor, with its high annual rainfall, we often find damp-related issues in properties that lack proper damp-proof courses or have failed damp-proofing systems installed decades ago. We also inspect timber elements for signs of rot, woodworm, and wood decay that can affect buildings with exposed structural timber.

The survey covers the condition of roofs, including slate and clay tile coverings common in the area, gutters and downpipes, chimney stacks, and flashings. We report on the condition of windows and doors, the condition of any extensions or alterations, and the overall structural integrity of the property. For properties in flood risk areas near the River Barle, we note any signs of previous water ingress or flood damage. Properties such as those near Exmoor House or along the riverside require careful assessment for flood resilience measures.

We also examine the electrical and plumbing systems, though only visually. Many older properties in Dulverton still have original electrical systems that may not meet current regulations, and we note any obvious deficiencies. Similarly, properties with original galvanised pipes or lead supply pipes are common in this area, and we flag these for further investigation by qualified electricians and plumbers.

• Structural walls and foundations
• Roof structure and coverings
• Damp and timber condition
• Windows, doors, and joinery
• Chimneys and flues
• Drainage and gutters
• Electrics and plumbing (visual check)
• Extensions and alterations

Properties in Dulverton and the surrounding Exmoor area present specific challenges for buyers. The age of the housing stock means that many properties were built before modern building regulations, and common defects include outdated electrical systems, original plumbing with lead or galvanised pipes, and inadequate insulation. Victorian and Edwardian properties in the town may have shallow foundations that are susceptible to movement in the local clay soils. Properties on streets like High Street and those near the town centre often date from this period and require careful structural assessment.

Roof defects are frequently identified in our Dulverton surveys. Traditional slate and clay tile roofs, while attractive, require regular maintenance. We often find slipped or broken tiles, deteriorated ridge tiles, damaged flashing around chimneys, and overflowing gutters. Flat roofs, where present, often have limited lifespan and may show signs of ponding or membrane damage. The local climate, with its high rainfall and exposure on Exmoor, accelerates roof deterioration. Properties in exposed positions, particularly those on higher ground around Dulverton, may show more advanced weathering than those in more sheltered locations.

Damp issues are prevalent in older Dulverton properties. Many lack proper damp-proof courses or have failed damp-proofing systems. Penetrating damp often occurs through cracked render, damaged stone pointing, or leaking roof coverings. Condensation is common in properties with poor ventilation, particularly in converted apartments or properties with modern double glazing fitted without adequate background ventilation. Our surveyors identify all forms of damp and recommend appropriate remediation. The local sandstone, while durable, can be susceptible to salt efflorescence and frost damage in older properties.

Timber decay affects many historic properties in the area. Wet rot and dry rot can develop in timbers exposed to moisture, particularly in roof spaces, ground floor joists, and external joinery. Woodworm infestation is also common in older buildings with untreated softwood timber. We examine all visible and accessible timber for signs of decay, fungal growth, and insect activity, reporting any areas of concern in your survey report. Properties with original timber windows, common in the conservation area, often require specific attention to assess their condition and repair needs.

The Dulverton housing market presents unique opportunities and challenges for buyers. Properties in this picturesque Exmoor town and surrounding villages often attract buyers seeking the rural lifestyle, character properties, and access to beautiful countryside. However, the age of the housing stock means that many properties require ongoing maintenance and repair, and hidden defects can prove costly if not identified before purchase. The recent price fluctuations in the TA22 9 area, with some sub-postcodes seeing drops of over 50% from their peak, make it even more important to understand exactly what you are buying.

A RICS Level 2 survey provides essential protection for your investment. With average property prices in TA22 9 ranging from £165,000 for flats to nearly £400,000 for detached homes, the cost of a survey is minimal compared to the potential cost of unexpected repairs. Whether you are buying a Victorian terrace on High Street, a stone cottage in Brushford, or a modern home in one of the new developments, a survey gives you the information you need to make an informed decision. The small additional investment in a survey can save you thousands in unexpected repair costs.

The local property market has shown some volatility in recent years, with price changes varying significantly across different parts of the TA22 9 area. Some sub-postcodes have seen price reductions of over 50% from their peak, while others have shown stability or growth. A survey ensures you understand the property's true condition regardless of market conditions, protecting you from overpaying for a property with hidden problems. In a market where properties like those in TA22 9HT have seen dramatic price corrections, understanding the actual condition of the property is crucial for ensuring you are paying a fair price.