RICS Level 3 Building Survey in Arlington, North Devon

The housing stock in Arlington, North Devon presents unique challenges that make a RICS Level 3 Survey essential for any prospective buyer. The predominant period houses, constructed between 1800 and 1911, were built using traditional methods that differ significantly from modern construction standards. These properties often feature solid walls rather than cavity walls, traditional timber frames, and roofing materials such as slate that require specialist knowledge to assess properly. Our surveyors understand these traditional construction methods because we deal with them constantly throughout North Devon.

Our inspectors frequently encounter issues specific to older North Devon properties. Damp penetration represents one of the most common problems, arising from the age of these buildings and their exposure to the often harsh coastal weather that characterises this part of Devon. Rising damp can affect solid wall constructions, while penetrating damp may occur where roof coverings have deteriorated or pointing has failed over the years. We have seen countless properties where damp has been allowed to progress because buyers were not aware of what to look for.

Timber defects also feature prominently in our surveys of Arlington properties. Woodworm infestation, wet rot, and dry rot can compromise structural elements including floor joists, roof timbers, and load-bearing beams. The traditional construction methods used in these period homes mean that timber was extensively used throughout, making thorough assessment of structural woodwork critical for safety and longevity. We always check hidden areas where rot might be developing, as early detection can save owners significant repair costs.

The underlying geology in parts of North Devon includes clay deposits that can cause shrink-swell movement in foundations. This ground movement can lead to cracking in walls and structural issues that require specialist assessment. Our Level 3 Survey includes careful examination of walls for signs of movement, cracking patterns, and potential subsidence issues that could affect the structural integrity of the property.

• Damp assessment and moisture monitoring
• Timber condition and rot analysis
• Roof structure inspection
• Foundation and subsidence assessment
• Electrical and plumbing visual inspection
• Thermal efficiency evaluation

Properties throughout Arlington and the wider North Devon area were historically built using materials sourced locally, including Devonian sandstone, slate from local quarries, and traditional cob construction in some areas. These materials perform differently from modern building materials and require specialist understanding during assessment. Our inspectors have local knowledge of how these traditional buildings perform in the regional climate and can identify issues that a general surveyor might miss.

Solid wall construction is prevalent throughout the area, with many properties lacking the cavity walls found in modern buildings. This means that insulation levels are often below current standards, and the thermal efficiency of period properties can be a significant consideration for buyers. Our Level 3 Survey includes assessment of the property's thermal performance and recommendations for improvements that would not compromise the building's character.

Traditional roofing on period properties in this area typically uses natural slate, which while durable, requires ongoing maintenance and eventual replacement. Our inspectors assess the condition of slate roofs, checking for slipped tiles, failed pointing, and deterioration of flashing around chimneys and valleys. Given Arlington's exposed rural setting, roof condition represents a critical area of investigation that can reveal hidden defects.

Based on our extensive experience surveying properties throughout North Devon, we have identified several recurring issues that buyers in the Arlington area should be aware of. Understanding these common defects helps you prepare for potential remediation costs and make informed decisions about your purchase. We regularly see the same problems appearing in properties across this area, and our reports address each one thoroughly.

Roofing problems feature prominently in period properties throughout this area. Traditional slate roofs, while durable, eventually require re-pointing or replacement of individual slates. Our inspectors assess the pitch, covering, flashing, and chimneys, identifying areas where water ingress might occur. Given Arlington's rural setting and exposure to weather, roof condition represents a critical area of investigation. We have seen many properties where deferred roof maintenance has led to significant internal damage.

Foundation and subsidence concerns deserve attention across North Devon, where the underlying geology includes clay deposits in certain areas. Clay soils are prone to shrink-swell movement, which can cause foundation movement and cracking in buildings. Our Level 3 Survey includes assessment of walls for signs of movement, cracking patterns, and potential subsidence issues that could affect the structural integrity of the property. We examine both internal and external walls, looking for evidence of past or ongoing movement.

Chimney stacks are another common source of problems in period properties. Many older homes have substantial chimneys that have suffered from years of exposure to weather and lack of maintenance. Our inspection includes assessment of chimney condition, checking for loose brickwork, damaged flashing, and deteriorated flues that could pose safety risks. We have seen several properties where chimney issues have led to water penetration and internal damage.

• Roof slate deterioration and missing tiles
• Cracking to external walls
• Damp proof course failures
• Timber frame decay
• Chimney stack deterioration
• Pointing and render failure

House prices in North Devon have remained relatively stable, with a 0.3% change in the twelve months leading up to December 2025. However, semi-detached properties saw a 1.9% increase while flats decreased by 3.2%. For the specific Arlington area in Barnstaple, prices have seen a 5.4% reduction since the last sale in December 2022. These market conditions make it more important than ever for buyers to understand exactly what they are purchasing.

With the average house price in North Devon at £287,000 and detached properties averaging £433,000, a property purchase represents a significant investment. The detailed information provided by a RICS Level 3 Survey helps buyers make informed decisions and can reveal issues that might otherwise remain hidden until after completion. Our reports give you leverage when negotiating with sellers based on the actual condition of the property.

Many buyers in the Arlington area are purchasing period properties that may require significant maintenance and renovation. Our Level 3 Survey provides cost estimates for remedial work, helping you budget appropriately for the purchase and any work that may be required. We prioritise defects by severity, so you know which issues need immediate attention and which can be addressed over time.