RICS Level 2 Survey in Totnes

Our RICS Level 2 HomeBuyer Survey provides a thorough visual inspection of all accessible areas of the property you are purchasing in Totnes. Our inspectors examine the main elements of the construction including the walls, roof, floors, doors, and windows, looking for signs of defects, damage, or deterioration. We specifically check for common issues found in Totnes properties such as damp penetration in older stone-built homes, roof condition on period properties with traditional slate coverings, and any signs of movement or subsidence that may affect the structural integrity of the building. Our surveyors are trained to spot the subtle indicators of problems that might be missed by those unfamiliar with local construction methods.

The survey includes a comprehensive assessment of the property's condition across nine specific sections: grounds, walls, windows and doors, roofs, plumbing and drainage, electrical systems, joinery, garage and outbuildings, and thermal elements. Each section receives a rating from condition rating 1 (no repair needed) to condition rating 3 (urgent repair or serious defects). Our surveyors in Totnes pay particular attention to the age of the local housing stock, with many properties pre-dating 1919 and requiring careful inspection of traditional construction methods and materials. We understand that the historic nature of much of Totnes means properties often feature local stone walls, traditional lime mortar pointing, and original timber-framed windows that require specialist knowledge to assess correctly.

In addition to identifying defects, we provide practical advice on maintenance and repairs that may be needed both now and in the future. For properties in Totnes, this often includes guidance on dealing with the damp conditions that can affect older buildings in this area, particularly those situated near the River Dart where moisture levels can be higher. We also highlight any potential legal or regulatory issues that may affect the property, including matters that may need to be discussed with your solicitor before completing the purchase. If the property falls within a conservation area, we will flag any implications for future alterations or renovations.

• Visual inspection of all accessible areas
• Condition ratings for key building elements
• Identification of defects and their urgency
• Advice on maintenance and repairs
• Guidance on legal and regulatory issues

Properties in Totnes represent a diverse range of ages and construction types, but several common issues frequently arise during our Level 2 surveys. Given the significant proportion of older properties in the town, damp is one of the most commonly identified problems. This can manifest as rising damp in ground floor walls, penetrating damp through failed external render or pointing, or condensation issues in properties with inadequate ventilation. Our surveyors carefully inspect all walls, floors, and ceilings for signs of damp and moisture damage, using their experience to identify both current problems and potential future concerns. Properties near the River Dart are particularly susceptible to damp issues due to the consistently higher moisture levels in the surrounding environment.

Timber defects are another frequent finding in Totnes properties, particularly in older homes where wooden joists, beams, and window frames have been in place for many decades. We inspect all accessible timber elements for signs of rot, woodworm infestation, and fungal decay. Roof timbers receive special attention, as the traditional slate roofs found on many period properties in the area can allow water penetration that damages the underlying structure over time. Our surveyors also check the condition of flat roofs on more modern properties, which can have a shorter lifespan than pitched roofs. In our experience, properties along streets such as High Street and Fore Street often have older timber elements that require careful assessment.

The electrical and plumbing systems in older Totnes properties often require careful assessment. Many homes still contain original wiring and plumbing that, while may have been adequately maintained, would not meet current regulations for new installations. We identify where electrical consumer units, wiring, and plumbing appear outdated or non-compliant with modern standards, and flag these as matters requiring further investigation by qualified electricians and plumbers. This is particularly important for properties that may have had minimal updating since their original construction. We also check for the presence of older fuse boxes, rubber-insulated wiring, and lead pipes which are commonly found in pre-1960s properties throughout Totnes.

The geological conditions in the Totnes area can also affect properties, particularly those built on clay soils which are common in parts of South Devon. Clay soils are prone to shrink-swell movement during periods of dry and wet weather, which can cause subsidence or movement in foundations over time. Our surveyors look for signs of such movement, including cracking in walls, door and window sticking, and uneven floors. While not all properties in Totnes are affected, properties showing any indicators of foundation movement receive thorough inspection and appropriate recommendations.