RICS Level 2 Survey in Ashburton TQ13 7

Ashburton's housing stock presents particular challenges that our surveyors encounter regularly. As an ancient settlement with a historic core, the town features numerous period properties dating back to the 18th century and earlier, many of which are listed buildings or sit within the designated Conservation Area. These older properties often have traditional construction methods including timber-framed walls with stone side walls, rendered finishes, and pitched roofs covered with clay or concrete tiles. While these features give the area its distinctive character, they also mean that older homes frequently suffer from issues that a Level 2 survey will identify, such as deteriorating damp proof courses, aging roof coverings, and outdated electrical systems that may not meet current safety standards.

The local geology around Ashburton adds another layer of consideration for property buyers. The underlying geology includes Middle Devonian limestone formations overlying Upper Devonian slaty mudstone, with areas of clay soils that have shrink-swell potential. This means foundations can be affected by changes in moisture levels, particularly during periods of drought or heavy rainfall. This is particularly relevant given the area's history as a former Stannary town with tin mining activity, where old mine workings may have created ground stability concerns. Our surveyors are experienced in identifying the signs of potential subsidence or movement that can affect properties in this region, especially those with shallower foundations typical of older construction.

The TQ13 7 postcode sits near several waterways including the East Dart River, River Ashburn, River Dart, and smaller watercourses such as the River Mardle and River Hems. Properties in certain locations face risk of flooding during periods of heavy rainfall, particularly given the steep-sided valleys characteristic of this part of Devon that can lead to rapid onset of river flooding. Surface water runoff is also a significant concern in the area. A Level 2 survey will note any evidence of previous flooding or water damage and assess the property's vulnerability to these environmental risks, giving you the information needed to make an informed decision about your purchase.

The local property market has shown interesting trends recently. While the TQ13 7 area saw a modest 2.0% decline in house prices over the last year, certain sub-postcodes have performed very differently. For instance, TQ13 7LD saw prices rise by 30% compared to the previous year, while TQ13 7EU experienced a 28% decline from its 2021 peak. These variations underscore the importance of getting a professional survey that provides an objective assessment of property condition regardless of market positioning.

• Damp and moisture penetration
• Roof condition and leadwork deterioration
• Structural movement and subsidence
• Outdated electrical systems
• Plumbing corrosion and leaks
• Flood risk and drainage

Our experience surveying properties across Ashburton and the surrounding TQ13 7 postcode sector means we know exactly what defects to look for. Damp problems are among the most common issues we identify, particularly in older properties where original damp proof courses have deteriorated or were never installed. The combination of Devon's wet climate and the age of many buildings in the area means rising damp and penetrating damp are frequent findings. Our surveyors check all walls, floors, and joinery for signs of moisture damage, staining, and fungal growth that could indicate ongoing damp issues. Properties with rendered walls, common throughout Ashburton's Conservation Area, require particular attention as moisture can become trapped behind render coatings.

Roof problems are another major category of defects in this area. Even properties with relatively new roofs can suffer from issues including damaged or missing tiles, deteriorated leadwork around chimneys and valleys, and problems with flat roof extensions. Given the age of much of the housing stock in Ashburton, it's common to find roofs that have exceeded their expected lifespan or that have been repaired multiple times over the years. Our inspectors assess the overall roof condition, note any signs of leakage or water damage in the loft space, and evaluate the remaining life expectancy of roofing materials. Many properties feature large brick or stone chimneystacks that require specific inspection of the lead flashing and mortar pointing.

Electrical and plumbing issues also feature prominently in our survey findings for TQ13 7 properties. Many older homes still have original electrical wiring that predates modern safety standards, including potentially dangerous knob-and-tube wiring or insufficient electrical capacity for today's appliance demands. Similarly, older plumbing systems with galvanized pipes, lead pipes, or polybutylene fittings are commonly found and can cause low water pressure, leaks, or water quality issues. These defects can be expensive to rectify and may pose safety risks, making it essential to identify them before completing your property purchase.

Given the geological conditions in the area, we also frequently identify signs of subsidence or structural movement. The clay soils present in parts of the TQ13 7 area have shrink-swell potential, meaning foundations can move with changes in moisture content. Properties with shallower foundations, typical of older construction, may show signs of movement such as cracking in walls, uneven floors, or doors and windows that don't close properly. Our surveyors are trained to identify these indicators and recommend appropriate further investigation when necessary.

• Missing or damaged roof tiles/slates
• Deteriorated lead flashing and chimney stacks
• Rising damp and penetrating damp
• Cracks indicating structural movement
• Outdated electrical consumer units
• Galvanized or lead plumbing pipes

The TQ13 7 postcode sector encompasses a diverse range of property types, each with their own characteristics and potential issues. In Ashburton itself, you'll find Victorian and Edwardian terraced houses along streets like West Street and East Street, many of which are listed buildings or within the Conservation Area. These properties often have original features but may also have outdated infrastructure. The average terraced property in TQ13 7 sells for around £330,000, and our surveyors frequently identify issues with roofs, damp proof courses, and electrical systems in these age of property.

Semi-detached properties are also common in the area, with an average price of around £442,000. These homes often date from the early to mid-20th century and may have had various extensions added over the years. Our Level 2 survey checks the condition of these extensions and their integration with the main structure, as well as any shared walls in terrace properties. Detached properties in TQ13 7, averaging around £577,000, often sit on larger plots and may have outbuildings or garages that require inspection.

Flats in the area, while less common than houses, are available particularly in converted Victorian properties. The average flat price sits at around £201,000. When surveying flats, our inspectors assess the condition of common areas, the building's structure, and any specific issues affecting the unit. We also check for any potential issues with leasehold arrangements or shared maintenance responsibilities that your solicitor should investigate. Properties in converted buildings may also have non-traditional construction elements that require additional attention.

The housing stock in TQ13 7 shows significant variation in age and condition. Areas like TQ13 7TH feature period houses from the early 1800s to 1911, while other parts of the postcode have seen more recent development. Understanding these local variations helps our surveyors provide more accurate assessments and identify issues that might be specific to certain property types or ages within the area.