RICS Level 2 Survey in Withycombe

Our inspectors conduct a thorough visual inspection of all accessible areas of the property, examining the condition of the walls, roof, foundations, and structural elements. In Withycombe, where Victorian-era properties dominate much of the housing stock, our surveyors pay particular attention to common issues found in period homes, including roof condition, damp penetration, and the integrity of load-bearing walls. We examine both the interior and exterior of the property, looking for signs of subsidence, structural movement, or water damage that could indicate underlying problems. Our surveyors also check outbuildings, garages, and the general boundary of the property as part of the standard inspection.

The Level 2 survey specifically reports on the condition of the property's major elements including walls, floors, ceilings, doors, and windows. Our inspectors also assess the condition of the roof, chimneys, gutters, and drainage systems. Given that Withycombe properties face specific local challenges, including flood risk along the seafront and subsidence concerns related to clay-heavy soils, our surveyors include detailed observations about these environmental factors and their potential impact on the property. We take photographs of all significant defects so you can see exactly what we are referring to in the report.

Our report includes clear ratings for each defect found using the RICS traffic light system, so you can immediately understand which issues require urgent attention and which are less critical. We also provide practical guidance on what repairs might be needed and estimated costs, helping you plan for any renovation work the property may require. This level of detail is particularly valuable in Withycombe, where many properties are older and may have hidden defects not visible during a standard mortgage valuation. If we identify any suspected asbestos-containing materials, we will note this and recommend specialist removal.

We inspect the property's services including electrical and plumbing visible fixtures, but we do not test or certify these systems. Our survey is visual and non-invasive, meaning we do not move furniture, lift carpets, or access areas that are unsafe or inaccessible. However, we will report on any areas that were not accessible and note this in the report. This transparency helps you understand the limitations of the survey and plan for any further investigations if needed.

• Roof and chimney condition
• Walls, floors, and ceilings
• Damp and timber decay
• Electrical and plumbing visible fixtures
• Windows and doors
• Garage and outbuildings
• Drainage and guttering
• Subsidence and structural movement indicators

Withycombe's housing landscape reflects its rich history, with the majority of homes built during the Victorian era. This means many properties in the area are over 50 years old and may exhibit typical age-related issues that our Level 2 survey is designed to identify. Victorian properties often have solid walls rather than cavity walls, which can be more susceptible to damp penetration, particularly in Withycombe's coastal environment where salt air accelerates weathering of external surfaces. The mix of period properties alongside modern developments means buyers face a wide variety of construction types and potential issues.

One of the most significant local concerns is subsidence. Exmouth and the surrounding area, including Withycombe, appear as hotspots on the UK subsidence map due to the high clay content in local soils. Our surveyors inspect foundations and look for signs of structural movement, cracking, or subsidence that could indicate problems with the ground conditions. Soil analysis from sites in the EX8 postcode area has recorded medium to high volume change potential in the clay soils, which can cause foundations to shrink and swell with moisture levels. Properties in areas with trees nearby may also show signs of root-induced subsidence, which is particularly relevant given the clay soils found in the area.

Asbestos is another concern in Withycombe properties. While asbestos was banned in 1999, it was widely used in the modernisation of older buildings from the 1930s onwards. Many Victorian and Edwardian homes in the area will have been updated over the decades, meaning asbestos-containing materials could be present in hidden locations such as artex ceilings, pipe insulation, or floor tiles. Our surveyors note any suspected asbestos-containing materials and recommend specialist removal if necessary. We cannot definitively identify asbestos without sampling, but we will flag areas where asbestos is likely to be present.

Properties near the seafront also face challenges from coastal weathering and salt damage. The salt air can accelerate corrosion of metal fixtures and deterioration of external render and pointing. Our surveyors pay particular attention to the condition of external walls, windows, and any metalwork on properties in these exposed locations. Regular maintenance is essential to prevent long-term damage from salt air exposure.

• Subsidence and foundation issues
• Rising and penetrating damp
• Asbestos in period properties
• Roof deterioration and slate damage
• Outdated electrical systems
• Rotten or damaged timber
• Cracking to walls and ceilings
• Coastal weathering and salt damage

Withycombe is home to several listed buildings that require special consideration when purchasing. Withycombe House in Hillcrest Gardens is a Grade II listed building, originally built in the early 19th century in Gothic villa style. The Old Vicarage on Withycombe Road is also Grade II listed, featuring colourwashed roughcast, elaborate bargeboards, and a slate roof. The Church of St John in the Wilderness in Withycombe Raleigh is a Grade II listed parish church dating from the 15th century. If you are purchasing a listed property, you should consider whether a more comprehensive RICS Level 3 Building Survey would be more appropriate given the specialized nature of historic building conservation.

Properties in conservation areas may also have additional restrictions on modifications or renovations. While a Level 2 survey will identify the current condition of the property, it is worth consulting with East Devon District Council about any planning constraints if you intend to make significant alterations. Our surveyors are familiar with the requirements for listed buildings and conservation areas in Withycombe and can advise whether a Level 3 survey might be more suitable for your purchase. We can also recommend specialist structural engineers if required for listed building assessments.

If you are considering a property that requires significant renovation or is of non-traditional construction, a Level 3 Building Survey may be more appropriate. This more comprehensive survey provides detailed advice on the property's condition and is particularly suitable for older buildings, those in poor condition, or properties where you are planning major renovations. The extra cost is often worthwhile given the level of detail provided, especially for unique or historic properties in Withycombe.