RICS Level 3 Building Survey in East and West Buckland

Our inspectors approach each survey in East and West Buckland with a deep understanding of local construction methods and the specific issues affecting properties in this part of North Devon. The area's traditional buildings were constructed using materials and techniques that differ substantially from modern housing, requiring a surveyor with relevant local knowledge and experience. We examine every accessible element of the property, from the roof structure down to the foundations, providing you with a detailed picture of the property's current condition. Our team has surveyed hundreds of properties across the South Molton and Barnstaple areas, giving us firsthand experience of how traditional Devon construction performs in the local climate.

The Level 3 Survey represents the most comprehensive assessment available under RICS guidelines, and it is particularly suited to the older, non-standard properties that dominate the East and West Buckland housing market. Unlike a basic mortgage valuation, this survey evaluates the actual condition of the property and identifies any defects, repairs, or maintenance issues that may require attention. We also provide practical advice on prioritising any remedial work and estimated costs, helping you plan for future expenditure. The detailed nature of this survey means you will understand exactly what you are buying before you commit financially, avoiding unexpected repair bills down the line.

Many properties in East and West Buckland feature traditional stone walls, cob construction, or lime-rendered finishes that require specialist knowledge to assess correctly. Our surveyors understand how these materials behave in the local climate - the damp Atlantic air, the exposure on elevated sites, and the freeze-thaw cycles that occur during North Devon winters. We can identify issues such as rising damp, timber decay, or structural movement that might be missed by a less experienced inspector. We also check the condition of private drainage systems, which are common in rural areas where properties are not connected to mains sewage. The steep, undulating topography of the parish can affect drainage patterns, and we pay particular attention to how water moves across and away from each property.

The local geology also plays a significant role in property condition. East and West Buckland sits on Devonian slate and shale bedrock, which while generally stable, can create specific challenges when combined with the hilly terrain. Properties built on slopes may have different foundation conditions depending on the underlying rock formation, and our surveyors know what to look for when assessing these ground conditions. We also consider the proximity to historic mining activity in some parts of North Devon, checking for any ground instability or legacy issues that might affect the property.

• Thorough inspection of all accessible structural elements
• Detailed assessment of construction type and materials
• Identification of defects, decay, and damage
• Cost guidance for remedial works
• Advice on urgent repairs and maintenance
• Specialist assessment of historic/non-standard construction
• Assessment of drainage and soakaway systems
• Evaluation of any listed building considerations

Properties in East and West Buckland face several characteristic problems that our surveyors regularly identify during inspections. The traditional stone and cob walls found throughout the area often lack modern damp-proof courses, making them susceptible to rising damp, particularly where external ground levels have been raised over time or where vegetation is in contact with walls. Our surveyors check for signs of damp penetration and assess the effectiveness of any existing damp-proofing measures. In properties where cement render has been applied to historic cob walls, we often find moisture-related damage that can be costly to repair properly using traditional methods.

Roofing problems are also common in this area, with many properties featuring original slate roofs that are now approaching or exceeding their expected lifespan. We inspect for slipped or missing slates, deteriorating pointing, failed flashings, and signs of timber rot in roof structures. The age of the housing stock means that historic roof timbers may have been treated with substances now considered inappropriate, and we identify any associated risks. North Devon experiences significant wind exposure, particularly on elevated sites, and this can accelerate the deterioration of roofing materials. We check that all flashings and verges are secure and properly detailed to prevent water ingress.

Structural movement is another key concern in older properties, particularly those built on the sloping ground that characterises parts of the parish. While some degree of historic settlement is normal in period buildings, our surveyors assess whether any movement is ongoing and whether it has been addressed by previous repairs. We look for signs of differential settlement, cracking patterns, and the condition of any structural repairs that may have been carried out over the years. In some properties, we find that historic movement has been inappropriately addressed with modern interventions that can actually cause more harm than good.

Drainage is a particularly important consideration in this rural area. Many homes rely on private septic tanks and borehole water supplies that require careful assessment. We inspect the condition of septic tanks, check that drainage fields are functioning properly, and advise on any maintenance or upgrade requirements. The steep terrain can create surface water runoff issues, and we assess how effectively the property manages stormwater. Properties near watercourses or in valley bottoms may have additional flood risk considerations, though East and West Buckland is generally in Flood Zone 1.

• Rising damp in traditional walls
• Roofing defects and timber decay
• Structural movement and settlement
• Private drainage systems
• Stone and cob wall condition
• Electrical and plumbing age
• Inappropriate modern alterations to historic fabric
• Surface water management on sloping sites