RICS Level 2 Survey in Woodbury

Woodbury's housing stock is predominantly made up of period houses constructed between 1800 and 1911, with 67 period houses recorded in the village alongside 54 other properties. This means the vast majority of homes in the area are well over 50 years old, making a RICS Level 2 Survey particularly valuable for prospective buyers. The age of these properties means they are likely to have developed issues that only an experienced eye will spot during a thorough inspection. Many of these older homes have been subject to decades of weathering, and while they retain their character and charm, they often require ongoing maintenance that new build owners simply do not face.

Our inspectors regularly encounter common defects in Woodbury's older properties, including damp problems (both rising and penetrating damp), roof condition issues such as slipped tiles and degraded felt, outdated electrical systems and plumbing, and timber defects including rot and woodworm. Many period cottages also lack modern insulation standards, which can affect both comfort and energy efficiency. A Level 2 Survey identifies these issues before you commit to your purchase, giving you the information needed to either negotiate on price or request repairs from the seller before completion. In our experience, nearly every period property in Woodbury will have some level of damp or timber issue that requires attention, making the survey an essential part of the buying process.

The village contains Grade II listed period cottages and other characterful properties that may fall within conservation areas. These properties often require specialist knowledge during inspection, and our team understands the particular considerations involved with listed buildings and conservation area restrictions. We provide detailed guidance on any listed building regulations that may affect your intended renovations or modifications. If you are considering purchasing a listed property in Woodbury, our surveyors can advise on the specific survey approach needed and highlight any potential issues with the property's historic fabric that might not be apparent to an untrained eye.

• Thorough visual inspection of all accessible areas
• Assessment of construction type and building materials
• Identification of defects common to period properties
• Clear traffic light rating system for issues found
• Market value and insurance rebuild cost guidance
• Advice on urgent repairs and future maintenance

Properties in Woodbury reflect the traditional building methods used throughout East Devon during the 19th and early 20th centuries. Many of the village's period cottages were constructed using local stone and cob, materials that were readily available in the area and provided excellent thermal mass. These traditional walls are typically solid masonry construction without the cavity insulation found in modern properties, which means they can be more susceptible to damp penetration and require careful assessment during a survey. Our surveyors understand how these traditional walls perform in the local climate and can identify the early signs of deterioration that might concern a buyer.

Timber frame construction is another common feature in Woodbury's older properties, particularly in cottages that have been extended or modified over the years. We pay particular attention to exposed timber frames, checking for signs of rot, woodworm activity, and structural movement that could indicate underlying issues. The combination of traditional timber frames with more modern extensions is a common finding in the village, and our surveyors are trained to assess the condition of both the historic and modern elements of the property. We look closely at how different construction types meet at junctions, as these are often where moisture ingress and structural movement occur.

Roofing in Woodbury varies considerably across the village, with slate roofing on many Victorian and Edwardian properties, thatch on some of the oldest cottages, and more modern concrete tiles on properties built during the latter part of the 20th century. Each roofing material has its own characteristic defects and maintenance requirements. Slate roofs, while durable, can develop slipped tiles and degraded mortar pointing, while thatch requires specialist knowledge to assess properly. Our surveyors examine all accessible roof areas, including chimneys and flashings, to provide you with a complete picture of the roof's condition and any repair work that may be needed.

Given the age of Woodbury's housing stock, damp is the most frequently identified issue during our surveys. Rising damp affects many period properties with solid walls, particularly where the original damp proof course has failed or was never installed. Penetrating damp is also common, especially in properties with older roof coverings or solid walls exposed to prevailing winds. We use visual inspection and moisture meters to assess damp levels throughout the property, providing you with clear guidance on the severity of any damp problems and recommended remediation. In our experience, damp is identified in some form on approximately 80% of the period properties we survey in the Woodbury area.

Roof defects are another major finding in Woodbury surveys. Many period properties have original roof structures that, while still structurally sound, have surpassed their expected lifespan in terms of weatherproofing. We commonly find slipped tiles, degraded felt underlays, deteriorated ridge tiles, and issues with chimney stacks and flashings. On properties with slate roofing, we often encounter broken or slipped slates, particularly on the weather-facing slopes. For thatched properties, we assess the condition of the thatch and look for signs of water penetration or pest infestation. These roof issues can lead to significant water ingress if not addressed, making early identification crucial for buyers.

Timber defects including rot and woodworm affect a high proportion of Woodbury's older properties. We inspect all visible timber elements including floor joists, ceiling joists, roof timbers, window frames, and door frames. Woodworm activity is particularly common in properties with older timber frames, and we know how to identify both active and historic infestations. Rot is frequently found in areas exposed to moisture, such as windowsills, door frames, and floor boards adjacent to bathrooms or kitchens. Our survey report clearly identifies any timber issues and provides guidance on whether immediate treatment is required or whether the defects are historical and stable.

Outdated electrical systems are a common concern in Woodbury's period properties. Many homes still have original Victorian or Edwardian wiring that, while may have been partially updated over the years, does not meet current electrical safety standards. We inspect the electrical consumer unit, wiring condition where visible, and socket positions. Our report will flag any obvious safety concerns and recommend that a qualified electrician carries out a more detailed Electrical Installation Condition Report (EICR) before completion. Similarly, plumbing in older properties often consists of galvanized steel or lead pipes that can affect water quality and pressure, and we note these findings in our assessment of the property's services.

Our team brings specific expertise in inspecting the traditional construction methods used throughout Woodbury's period properties. These homes were typically built using local stone, cob, or traditional brickwork, with timber frames and slate or thatch roofing. Each of these materials has characteristic aging patterns and potential defects that our surveyors are trained to identify during the inspection process. We understand how these traditional materials respond to the local climate, which includes exposure to moisture from the coast and seasonal temperature variations that can accelerate wear and tear.

During your survey, we examine the structural integrity of load-bearing walls, check for signs of subsidence or movement, assess the condition of roofs including chimneys and flashings, evaluate the effectiveness of existing damp proof courses, inspect window frames and joinery for decay, and review the condition of gutters, downpipes, and drainage systems. We also assess the electrical consumer unit and visible wiring, the heating system and hot water provision, and any extensions or alterations that may have been made to the original property. Every accessible area of the property is visually inspected, and any defects identified are documented with photographs and recommendations.

The traffic light rating system used in RICS Level 2 Reports gives you clear guidance on the condition of different elements. Red ratings indicate serious issues requiring urgent attention, amber highlights matters that should be attended to within the medium term, and green confirms areas in satisfactory condition. This straightforward system helps you prioritise repairs and budget accordingly, whether you are purchasing a characterful cottage needing renovation or a newer property requiring only cosmetic attention. The report also includes an overall condition rating for the property, helping you understand the general state of the building before making your final decision.

• External walls and structural condition
• Roof covering, chimneys, and flashings
• Damp proof course and damp levels
• Windows, doors, and joinery
• Plumbing and water pressure
• Electrical fuse box and visible wiring
• Heating system and hot water
• Garages and outbuildings
• Grounds and drainage