RICS Level 2 Survey in West Putford

The vast majority of properties in West Putford are period homes built before 1911, with notable historic buildings like Churston House dating back to around 1600 and Cory Barton from the 16th century. These older properties possess character and charm, but they also come with potential issues that only a trained eye can identify. Our inspectors check for damp, rot, subsidence, structural movement, and outdated electrical systems that are commonly found in older Devon properties. We have seen firsthand how these historic buildings can hide defects that aren't visible during a casual viewing.

In the postcode area EX22 7UZ, average property values currently sit at £668,242, with sale prices ranging from around £433,828 for smaller 4-bedroom homes to £916,427 for larger 5-bedroom properties. In postcode EX22 7XQ, the average stands at £634,772. Given these significant investments, our RICS Level 2 survey provides the assurance you need before exchanging contracts. The survey highlights both urgent defects requiring immediate attention and minor issues that could affect value. Many buyers in this market use our reports to negotiate reductions that far exceed the cost of the survey itself.

West Putford falls within the Torridge district of North Devon, an area where traditional building methods using local stone, cob, and traditional brickwork are prevalent. Our chartered surveyors understand these construction methods and can identify defects specific to older properties, including issues with load-bearing walls, original timber frames, and historic damp problems that may not be visible to untrained buyers. We have inspected numerous properties in the surrounding area including Great Torrington, Holsworthy, and Okehampton, giving us broad experience with Devon construction methods.

The RICS Level 2 Survey is specifically designed for conventional properties built after 1890, making it perfectly suited to the majority of homes in West Putford. However, if you are considering purchasing one of the historic listed properties in the area, we may recommend a more comprehensive RICS Level 3 Survey to fully assess the complexities of older construction. Our team will advise you on the most appropriate survey level based on the specific property you are purchasing.

• Identify structural issues before purchase
• Get expert advice on repair costs
• Negotiate price based on survey findings
• Receive clear RICS-coded traffic light ratings

West Putford's housing stock is remarkably consistent in its age and construction type. The village consists almost entirely of period houses built between 1800 and 1911, with a small number of other properties that may include converted agricultural buildings or traditional cottages. In the main Putford street area (EX22), our analysis shows 7 houses and 5 other properties out of 12 addresses, while postcode EX22 7UZ contains 4 houses and 1 other property from 5 addresses. This concentration of older properties means that virtually every purchase in West Putford involves a building with decades or centuries of history.

The construction methods used in these period properties typically include solid walls rather than modern cavity wall construction, which has significant implications for thermal efficiency and damp resistance. Traditional lime mortar was commonly used in pointing and rendering, and these can deteriorate over time allowing moisture penetration. Our surveyors are experienced in identifying the signs of this type of decay, which often manifests as crumbling mortar, crumbling render, or damp patches on internal walls.

Many properties in the West Putford area will have original features that add character but may also require maintenance. These include original timber sash windows, flagstone floors, exposed ceiling beams, and inglenook fireplaces. While these features are often desirable, they can also be sources of defects. For example, timber windows may have rot in the glazing bars or sills, and open fireplaces may have flue defects that could pose safety risks. Our Level 2 Survey examines these features in detail and reports on their condition.

The predominance of detached properties in West Putford (100% of sales in 2024 were detached homes) means that buyers typically face fewer shared wall issues compared to urban areas. However, detached period homes bring their own challenges, including more exposed roof structures, longer external wall runs, and foundations that may have settled over many decades. Our inspectors examine all these elements systematically as part of the survey process.

• Period houses (1800-1911)
• Solid wall construction
• Traditional lime mortar
• Original timber windows
• Detached layout

Our RICS Level 2 surveys follow a rigorous inspection protocol that covers all major building elements. In older West Putford properties, our surveyors pay particular attention to the condition of original roof structures, which often show signs of wear after more than a century. We check for missing or damaged tiles, signs of past leaks, and the condition of supporting timber rafters. We also examine the chimney stacks, which are a common source of problems in period properties, including cracked flues and deteriorating brickwork.

Damp is a common issue in period properties across Devon, particularly in properties built with solid walls rather than modern cavity wall construction. Our inspectors use professional moisture meters to detect both rising damp and penetrating damp that may not be visible on the surface. In West Putford's older homes, we often find damp problems around windows, in ground-floor rooms, and in basements or cellars. The humid climate of North Devon means that damp prevention is an ongoing concern for property owners, and our survey will identify any areas where remedial work may be needed.

The electrical systems in properties built before 1911 are often original or have been poorly updated over the years. We inspect the consumer unit, wiring condition, and socket outlets, flagging any installations that do not meet current safety standards. Similarly, we check plumbing for signs of corrosion, leaks, and the condition of hot water systems that may be decades old. Electrical safety is particularly important in older properties where wiring may not have been updated to meet modern requirements.

Our report also assesses the property's insulation and energy efficiency, which can be a significant concern in older homes. While period properties have many virtues, they often lack modern insulation, and the report will highlight areas where improvements could be made. This is particularly relevant given the push toward energy-efficient homes and the potential impact on future running costs. Many West Putford properties will have single-glazed windows and minimal wall insulation, which our survey will identify.

• Roof structure and covering
• Wall construction and condition
• Damp and rot detection
• Electrical installations
• Plumbing and drainage
• Windows and doors
• Chimneys and flues
• Garage and outbuildings

West Putford's rural location brings both benefits and considerations for property owners. The village is situated in the Torridge district of North Devon, an area known for its beautiful countryside and peaceful atmosphere. However, rural properties can face specific challenges that our surveyors are trained to identify. These include issues related to septic tanks and private drainage systems, which are common where properties are not connected to mains sewage.

The local geology in parts of Devon can include clay soils that are prone to shrink-swell movement, particularly during periods of wet and dry weather. While we don't have specific verified data for West Putford, our surveyors are experienced in identifying signs of ground movement that may indicate subsidence or heave. We examine walls for cracks, doors and windows for sticking, and external ground levels for signs of movement that could affect the property's stability.

Given the age of properties in West Putford, many will have original features that may be of historical interest but could also require specialist maintenance. These might include decorative plasterwork, original fireplaces, or historic garden features. Our survey includes an assessment of the general condition of these features and flags any that may require attention from a specialist restorer or conservation expert.

The market in West Putford is relatively small, with only 1 sale recorded in 2024. This limited transaction volume can make it harder to establish exact property values, making a survey even more valuable for buyers. Our reports include a market value assessment that takes into account the local market conditions and recent sales data where available, giving you additional confidence in your purchase decision.