RICS Level 2 Survey in Teigngrace

A RICS Level 2 Survey, formerly known as the HomeBuyer Report, provides a comprehensive inspection of a property's accessible areas. Our inspectors examine the roof structure, walls, floors, windows, doors, and key fixtures, looking for signs of damage, deterioration, or potential future problems. The survey includes a clear traffic-light rating system that highlights defects according to their severity, making it easy for you to understand which issues require immediate attention and which are more minor.

Teigngrace properties present specific challenges that our surveyors are trained to identify. The village's geological makeup, which includes areas with clay-rich deposits and alluvium along the River Teign, means we pay particular attention to signs of subsidence or ground movement. Many properties in the area feature traditional solid-wall construction, which can be more susceptible to damp penetration than modern cavity walls, so we conduct detailed damp assessments as part of every Level 2 survey.

Our inspectors also assess the condition of roofs, which on Teigngrace properties often feature slate or clay tiles that can show age-related wear. We check for slipped tiles, degraded pointing, and the condition of lead flashings around chimneys and valleys. Given that approximately 30% of properties in Teigngrace were built before 1919, our surveyors have extensive experience identifying the common issues found in these older buildings, including outdated electrical systems, original plumbing, and timber defects.

We also examine the property's energy efficiency as part of our standard Level 2 assessment. Many of the village's older properties lack modern insulation, which can result in higher heating costs and comfort issues. Our report highlights areas where improvements could be made and includes a basic energy efficiency assessment that helps you understand the property's thermal performance.

• Structural condition assessment
• Damp and timber detection
• Roof and chimney inspection
• Electrical and plumbing review
• Boundary and outbuilding evaluation
• Energy efficiency considerations

Having surveyed hundreds of properties throughout the Teignbridge district, our team has developed a strong understanding of the typical defects found in Teigngrace homes. One of the most frequent issues we encounter is damp, particularly rising damp and penetrating damp in the village's older properties. Properties built with solid walls, which represent a significant proportion of the housing stock here, lack the cavity gap that helps keep modern homes dry. We regularly find damp proof courses that have failed or were never installed in the first place, particularly in cottages constructed during the Victorian and Edwardian periods.

Roof defects are another common finding in our Teigngrace surveys. The slate and clay tile roofs found on many period properties, particularly those built before 1945 (representing about 50% of the village's housing stock), often show signs of age-related deterioration. We frequently identify slipped tiles, cracked ridge tiles, degraded mortar pointing, and corroded lead flashings around chimneys and valley gutters. These defects can allow water ingress that leads to timber decay and internal damp problems if left unaddressed.

Electrical and plumbing issues feature prominently in our survey reports for Teigngrace properties. Many homes built before 1980 still contain their original wiring and plumbing systems, which do not meet current safety standards. We commonly find outdated consumer units, absence of earthing, and lead or galvanised steel pipes that are approaching the end of their serviceable life. These issues represent both a safety concern and a potential cost that buyers should factor into their purchasing decision.

Subsidence and ground movement merit specific attention in Teigngrace due to the underlying geology. The mix of Devonian limestone and shale, combined with areas of Head deposits containing clay-rich materials, creates conditions where shrink-swell movement can occur. Properties with shallow foundations or those near mature trees (particularly oak and poplar) are particularly susceptible. Our surveyors are trained to identify the signs of such movement, including characteristic cracking patterns, doors and windows that stick, and uneven floor levels.

Teigngrace sits in a picturesque setting near the River Teign, with the village centre featuring a designated Conservation Area around St Peter and St Paul's Church. The underlying geology plays a significant role in the condition of properties throughout the village. The Devonian limestones and shales that form the bedrock create varying ground conditions, with areas of more permeable limestone contrasting with zones of clay-rich Head deposits that can cause ground movement.

Our surveyors pay particular attention to properties built on the alluvial deposits found along the River Teign valley. These soft, compressible soils can be susceptible to settlement, particularly if foundations are not adequate for the ground conditions. Properties in these areas may show signs of differential movement, with one part of the building settling more than another. We look for evidence of previous movement in the form of crack patterns, especially diagonal cracks extending from door and window openings.

Flood risk is another important consideration for properties in Teigngrace. Properties located close to the River Teign face potential fluvial flooding, with the Environment Agency indicating flood zones that affect certain properties along the riverbanks. Surface water flooding also occurs in low-lying areas of the village during periods of heavy rainfall, particularly where drainage is constrained. Our surveyors note flood risk in their reports and can advise on appropriate investigations or insurance considerations.

If you're considering a property within the Teigngrace Conservation Area or a listed building, additional considerations apply. Properties in the conservation area often have specific restrictions on alterations and may feature historic construction methods that require specialist knowledge. The village contains several listed buildings, including Teigngrace House and various historic farmhouses, where the unique construction and age of these properties sometimes warrants the more comprehensive RICS Level 3 Building Survey.

The housing market in Teigngrace presents unique characteristics that make professional surveys particularly valuable. With approximately 45 properties sold in the village over the past 12 months and a mix of property types from modern family homes to historic cottages, each purchase carries different risks. Our Level 2 Survey provides the clarity you need to make an informed decision, regardless of the property type you're considering.

The village's predominantly rural character, with around 500 households and a population of approximately 1,200, means many properties have been owned by the same families for generations. While this often means well-maintained homes, it can also mean that maintenance has been deferred or that original features have been altered in ways that don't meet current building regulations. Our survey identifies these issues so you know exactly what you're getting.

For buyers relocating to Teigngrace from urban areas, the differences in construction methods can be surprising. The high proportion of detached properties (45% of the housing stock) means larger roofs and more external walls to inspect compared to terraced houses. The traditional use of local stone, render finishes, and traditional roofing materials creates a distinctive architectural character but also brings specific maintenance requirements that differ from modern brick-built homes.