RICS Level 3 Structural Survey Devon

Devon's diverse housing stock presents unique challenges that require the expertise of a qualified structural surveyor. From cob-built cottages in mid-Devon to Victorian terraced houses in Exeter, from modern developments in Plympton to listed buildings in Dartmouth, each property type brings its own set of potential issues. Our inspectors have extensive experience examining properties across the county and understand the specific defects common to Devon's traditional and modern construction methods. We have surveyed properties throughout the county, from the granite towns of the west to the limestone villages of the east, giving us invaluable local knowledge of how different construction types perform in Devon's climate.

A Level 3 Survey is particularly valuable in this county given the high proportion of older properties. Approximately 33.5% of properties sold in Devon are terraced houses, many of which date back to the Victorian or Edwardian periods. These properties often feature solid walls rather than modern cavity construction, which can lead to damp issues if not properly maintained. Our surveyors examine these properties with particular attention to wall ties, mortar condition, and the integrity of traditional features. In Exeter's suburban streets and Plymouth's terraced rows, we regularly find issues related to the age of these properties, including deteriorating brickwork, failed damp proof courses, and structural movement that requires specialist assessment.

The coastal location of many Devon towns means properties face additional challenges from salt air exposure, coastal erosion, and flood risk. Towns along the River Exe, including Exeter and Exmouth, along the River Dart including Totnes and Dartmouth, and coastal areas like Teignmouth face varying degrees of flood risk from river overflow and tidal surges. Our surveyors assess these environmental factors and their potential impact on the property's structural integrity, providing you with a clear picture of any remediation works or insurance implications. Properties in coastal locations like Exmouth, Teignmouth, and Brixham require particular attention to salt spray degradation of external walls and joinery.

• Ideal for pre-1900 properties
• Essential for listed buildings
• Recommended for thatched properties
• Required for unusual construction

Our inspectors regularly identify several recurring issues when surveying Devon properties. Dampness remains the most common problem, particularly in older properties with solid walls or those that have been poorly maintained. Rising damp affects ground floor walls where the original damp proof course has failed or was never installed, while penetrating damp often appears in properties with defective gutters, damaged roof coverings, or porous brickwork exposed to prevailing winds off the coast. Properties in coastal areas like Exmouth and Teignmouth are particularly susceptible to driving rain penetration due to exposure to Atlantic weather systems.

Timber defects are equally prevalent, with wet rot and dry rot affecting roof timbers, floor joists, and window frames throughout the county. Properties in areas with high humidity, poor ventilation, or a history of condensation problems are particularly susceptible. Our surveyors use their expertise to identify the extent of any timber decay and recommend appropriate remediation, whether simple repairs or more extensive structural reinforcement. In properties with original single-glazed windows and limited air circulation, we frequently find timber decay in window frames and surrounding joinery.

Roofing issues feature prominently in our survey reports given Devon's exposure to Atlantic weather systems. Slate tiles, common across the county particularly in towns like Tavistock and Okehampton, can become brittle with age and suffer from cracked or missing tiles. Lead flashing, used extensively around chimneys and roof intersections, deteriorates over time and is a frequent source of leaks. Chimney stacks, a prominent feature on many Devon roofs, often show signs of brickwork erosion, damaged flaunching, or deteriorating leadwork. Properties in high-exposure locations on the edge of Dartmoor or along the coastal cliffs require particular attention to roof condition due to accelerated weathering.

• Rising and penetrating damp
• Wet and dry rot
• Roof covering defects
• Chimney deterioration
• Wall tie failure
• Structural movement

Devon's geography creates several environmental considerations that our surveyors assess during every inspection. Flood risk is significant across the county, with properties in towns like Exeter, Barnstaple, and Totnes situated on river floodplains facing potential inundation. Coastal towns including Exmouth, Teignmouth, and Brixham experience additional tidal flood risks, while the hilly terrain throughout the county contributes to surface water flooding during periods of heavy rainfall. Our survey reports include an assessment of flood risk based on Environment Agency data and any visible evidence of past flooding. The River Exe, River Taw, River Torridge, River Dart, and River Teign all present varying degrees of flood risk to properties in their valleys and downstream areas.

Clay shrinkage and swelling affects properties in areas where underlying clay soils are prevalent, particularly in valley regions and parts of East Devon. During periods of drought, clay soils contract and can cause subsidence, leading to structural movement and crack formation in walls. Conversely, during wet periods, the clay expands and can cause heave, particularly where foundations are shallow. Our surveyors examine properties for signs of past or ongoing structural movement and advise on the need for further investigation. Areas around the River Exe valley and the coastal lowlands often contain significant clay deposits that can affect property foundations.

Historical mining activity in parts of Devon, particularly around the Dartmoor area and West Devon, presents a unique risk factor. Tin and copper mining has left a legacy of underground workings that can cause ground instability. Properties in these areas, including towns like Moretonhampstead, Ashburton, and the former mining villages of the Bude and Launceston areas, may be affected by mining subsidence. Our surveyors are experienced in identifying tell-tale signs of movement that might indicate mining-related issues. Where appropriate, we recommend a mining search to establish the extent of any historical activity beneath the property.

• River flooding in Exeter, Barnstaple, Totnes
• Coastal flooding in Exmouth, Teignmouth
• Surface water flooding county-wide
• Mining subsidence in West Devon
• Clay shrink-swell in valley areas

Understanding local construction is essential for accurate survey assessment, and our team brings detailed knowledge of Devon's building heritage. Traditional cob construction, using a mixture of subsoil, straw, and water, remains common in rural areas and small villages throughout the county. While cob walls provide excellent thermal mass, they are susceptible to erosion in exposed locations and can suffer from structural issues if the wall head becomes saturated. Our surveyors understand these properties and identify defects specific to cob construction, including crumbling at the wall base, cracking from differential settlement, and deterioration of any later brick additions.

Local stone, including limestone, granite, and slate, features extensively in Devon buildings, particularly in towns like Axminster, Torquay, and Plymouth. Stone properties require careful assessment of mortar condition, pointing quality, and any signs of stone erosion or biological growth. Slate roofing, imported from Wales and Cornwall, dominates many Devon rooftops and requires specific expertise to assess age, condition, and remaining lifespan. Our inspectors examine these traditional features with the trained eye of professionals who understand Devon's architectural heritage. The transition between different stone types often occurs along geological boundaries, and our surveyors understand how these transitions can affect structural performance.

Victorian and Edwardian brickwork, predominant in Exeter's suburbs and Plymouth's terraced streets, presents its own characteristics. Red brick walls, often with decorative detailing, feature solid construction that can suffer from mortar erosion, wall tie corrosion, and structural movement related to foundation issues. Post-war properties, built from the 1950s onwards, typically feature cavity wall construction with brick or blockwork, though these newer methods bring their own potential defects including missing cavity insulation and wall tie failure in properties built between the 1960s and 1980s. Properties in new developments like those in Plympton and Cranbrook require attention to modern construction quality and any building control compliance issues.

Devon has extensive areas of conservation protection, particularly in historic towns and villages. Properties in conservation areas face additional constraints on alterations and repairs, and our surveyors understand how these designations affect both the property condition and any future renovation plans. Exeter, Plymouth, Totnes, Dartmouth, and Barnstaple all have significant conservation areas with tight controls on development. Our reports include guidance on any conservation implications of identified defects and advise on the need for listed building consent or conservation area consent for repair works.

• Cob construction in rural areas
• Local stone buildings in towns
• Victorian brickwork in urban areas
• Post-war cavity wall construction
• Conservation area properties