RICS Level 3 Building Survey in Cadbury

The housing stock in Cadbury and the surrounding Mid Devon area predominantly consists of older properties, many of which date back to the 18th or 19th century. Properties such as Arscott Cottages and Castle Cottages exemplify the traditional architecture found in this area, featuring solid walls, traditional timber-framed construction, and original roofing materials that may include slate or thatch. These older construction methods, while charming, can present specific challenges that only a detailed structural survey can identify. We frequently find that these properties have hidden defects that are not apparent during a casual viewing, making a comprehensive survey essential for any buyer.

Our RICS Level 3 Survey is specifically recommended for properties of this age and construction type. Unlike newer homes built to modern standards with compliant building regulations, historic Devon properties may have underlying issues that are not visible during a casual viewing. Our inspectors examine every accessible element of the property, from the foundation through to the roof structure, and provide you with a detailed report that highlights any defects, their cause, and recommended remedial works. We have seen firsthand how properties built with traditional cob can develop shrinkage cracks, and how stone walls can suffer from mortar degradation over decades of exposure to the Devon climate.

The rural location of Cadbury means that properties here may also be affected by factors such as clay shrink-swell movement in the underlying geology, which is common across parts of Devon. Additionally, older properties may have been subject to various alterations and extensions over the years, some of which may not have been carried out to current building regulations. Our survey identifies these issues and provides you with the information needed to make an informed decision about your purchase. We also check for potential flood risk by examining the property's proximity to watercourses and the local topography, which is particularly important for properties in low-lying areas of the village.

Many properties in Cadbury will have original features such as exposed beams, flagstone floors, and traditional fireplaces that form part of their character. While these features add to the appeal of the property, they can also be sources of defects. Our inspectors assess these elements carefully, noting any damage, decay, or safety concerns. We understand that buyers in this area value the historic character of their homes, and we provide practical advice on how to maintain these features while addressing any structural issues that may be present. This balanced approach helps you protect both the character and the structural integrity of your new property.

• Solid wall construction assessment
• Roof structure and covering inspection
• Damp and timber decay evaluation
• Structural movement analysis
• Electrical and plumbing condition
• Compliance with current regulations

Properties in rural Mid Devon, including those in Cadbury, often exhibit specific defects that our Level 3 Survey is designed to identify. Rising damp is a common issue in older properties with solid walls, particularly where original damp-proof courses have failed or were never installed. Penetrating damp can also affect properties with traditional brick or stonework, especially where pointing has deteriorated over time. In our experience surveying properties in the Exeter and East Devon area, we frequently find that solid wall construction without cavity insulation is particularly susceptible to damp penetration during periods of prolonged rainfall, which is common in this part of Devon.

Timber defects are another significant concern in properties of this age. Woodworm infestations can affect structural timbers including floor joists, ceiling beams, and roof rafters. Wet and dry rot can develop in areas where moisture has penetrated the building fabric, often around windows, doors, or in roof spaces. Our inspectors examine all accessible timber elements and identify any signs of decay or infestation that could compromise the structural integrity of the property. We have seen cases where woodworm activity has weakened floor structures significantly, requiring substantial repair work before the property can be considered safe.

Structural movement is particularly relevant in older properties constructed from cob or traditional stonework. These materials can be susceptible to movement due to changes in moisture content, vegetation growth, or inadequate foundation conditions. While some movement may be historic and stable, it is essential to understand the nature and cause of any cracking or distortion identified during the survey. Our Level 3 Survey provides a detailed assessment of structural condition and identifies whether any movement is active or requires further investigation. We monitor crack patterns carefully and look for signs of ongoing movement such as fresh cracking or displacement of masonry units.

The condition of older service installations, including plumbing and electrical systems, is also thoroughly assessed. Many properties in Cadbury will have undergone partial upgrades over the years, but original wiring and pipework may still be present in some areas. Our survey highlights any concerns regarding the safety and condition of these installations, which is particularly important for properties that have not been fully modernised. We check for outdated electrical installations such as rubber-insulated wiring or fuse boards that do not meet current regulations, and we note any visible signs of leaking or corroded pipework that could cause damage to the building fabric over time.