RICS Level 3 Building Survey in Aylesbeare

Our inspectors conduct a meticulous visual inspection of all accessible areas of the property, including the roof space where safe and practicable to access, sub-floor areas, and outbuildings. We examine the structural integrity of walls, floors, ceilings, and the roof structure itself, looking for signs of movement, deterioration, or damage that could affect the property's stability or value. In a village like Aylesbeare, where properties may have been constructed using traditional methods including cob, local stone, or historic brickwork, this thorough approach is particularly valuable.

The Level 3 survey specifically addresses construction defects that are common in East Devon properties, including issues arising from the local geology. The Triassic sandstones and mudstones found beneath much of the Aylesbeare area can create ground conditions prone to shrink-swell movement, particularly during periods of dry weather followed by heavy rainfall. Our inspectors are trained to identify the subtle signs of this type of ground movement, including cracking patterns in walls, doors and windows that have become difficult to operate, and visible signs of subsidence or settlement that may require further investigation.

We also assess the condition of the property's drainage systems, which is particularly relevant for properties in Aylesbeare given the presence of the Aylesbeare stream and its tributaries that flow through the parish before joining the River Clyst. Properties located near these watercourses may be at risk of fluvial flooding, and our survey will note any visible evidence of water damage, damp penetration, or drainage issues that could indicate a problem. The report includes an overall assessment of the property's condition and clearly highlights any defects that we consider to be urgent or significant.

• Structural walls and foundations
• Roof structure and covering
• Floor structures and joists
• Ceilings, walls, and joinery
• Damp and timber condition
• Drainage and plumbing
• Electrical and gas services
• Outbuildings and boundaries

Our inspectors regularly identify several recurring defect categories when surveying properties in Aylesbeare and the surrounding East Devon villages. Damp issues are particularly common in older properties, especially those constructed with traditional cob or stone walls that rely on the breathable nature of the materials to manage moisture. Penetrating damp can occur where pointing has deteriorated or where rendering has been incorrectly applied to historic walls, trapping moisture inside the fabric of the building and causing damage to plasterwork and timber elements.

Timber defects represent another significant category of issues we find in Aylesbeare properties. Roof timbers can be affected by woodworm infestation, particularly in properties with older pitched roofs that may not have been treated for decades. We also identify cases of wet and dry rot in floor joists, particularly in properties where sub-floor ventilation is inadequate or where there has been a history of damp penetration. Our survey carefully examines all visible timber for signs of insect activity, fungal decay, and structural weakness that could compromise the integrity of the property.

Roof covering defects are frequently identified during our surveys, ranging from slipped or missing tiles on older properties to deteriorated flashings around chimneys and roof windows. In Aylesbeare, where properties may have slate or clay tile roofs that are decades or centuries old, we often find evidence of previous repairs using inappropriate materials or methods. We also inspect flat roof areas, which are particularly vulnerable to deterioration and water ingress over time. Any defects found are clearly flagged in the report with recommendations for remedial action.

Aylesbeare is a picturesque village in East Devon with a housing stock that reflects its rural character and historical development. The village contains several listed buildings, including the notable Grade II* Church of the Blessed Virgin Mary, as well as properties such as Caryes, Crossways Cottage, Manor Farmhouse, and Minchen Cottage that are listed under the Planning (Listed Buildings and Conservation Areas) Act. Properties of this age often present unique challenges that require the detailed assessment provided by a Level 3 survey, as they may have been constructed with materials and techniques that are no longer commonly used and may have hidden defects that are not apparent during a casual viewing.

The local geology beneath Aylesbeare presents specific considerations for property owners and buyers. The Triassic mudstones and clays that underlie much of the area are known for their shrink-swell properties, meaning they expand when wet and contract during dry periods. This ground movement can affect foundations, particularly on properties with shallower or less robust foundation systems that were common in older properties. Our inspectors are experienced in identifying the signs of this type of movement, including characteristic cracking patterns, movement in door and window frames, and changes in floor levels that may indicate foundation issues requiring further specialist investigation.

Flood risk is another consideration for properties in Aylesbeare, particularly those located near the Aylesbeare stream or the River Clyst valley. While the village generally has lower flood risk compared to some neighbouring parishes, parts of the area fall within Flood Zone 2 and Flood Zone 3, indicating a medium to high probability of fluvial flooding. Surface water flooding can also occur in certain areas. Our survey notes any visible evidence of past flooding, water staining, or drainage issues that may be relevant to your decision-making process. We can also provide guidance on whether a separate flood risk assessment may be advisable for properties in higher-risk locations.

Purchasing a property in Aylesbeare represents a significant investment, and our Level 3 Building Survey provides you with the comprehensive information you need to make an informed decision. The village's mix of historic properties, including many built using traditional methods that are now over a century old, means that surface appearances can sometimes mask underlying issues that only become apparent through a detailed structural assessment. Without this information, you risk discovering costly repair bills after completing your purchase.

The average property price in Aylesbeare exceeds £320,000, with detached properties commanding a median price of over £600,000. Given these significant investments, the cost of a Level 3 survey represents excellent value for money when compared to the potential cost of unidentified structural issues or necessary repairs. Many buyers find that the detailed information provided in our report gives them leverage in price negotiations that more than justifies the survey fee.

For properties located near the Aylesbeare stream or within the flood risk zones that affect parts of the parish, our survey provides valuable information about any previous flood damage, the property's drainage condition, and signs of water penetration. This is particularly important for properties in lower-lying areas of the village or those with large gardens that may be adjacent to watercourses. Understanding these risks before you commit to your purchase allows you to make a fully informed decision and budget appropriately for any necessary mitigation measures.