RICS Level 3 Building Survey in EX15

The EX15 postcode encompasses a diverse range of housing stock, from historic town centre properties dating back to the late 19th century to brand new homes being built by Bloor Homes at The Meadows development on Blackthorn Way. This variety means that no two properties are alike, and a thorough Level 3 survey is essential to identify issues specific to each construction type and era. Our inspectors are familiar with the common defects found in Cullompton properties, including aging roof structures in period homes, potential damp issues in traditional solid-walled properties, and any snagging concerns in newer constructions.

Many properties in the area fall into categories that the Royal Institution of Chartered Surveyors specifically recommends for Level 3 surveys. These include homes over 70 years old, listed buildings found throughout Cullompton and Kentisbeare, properties that have been significantly altered or extended, and any home showing signs of structural movement, damp, or roof defects. With numerous listed buildings on Fore Street, Church Street, and High Street in Cullompton, as well as period properties throughout Kentisbeare, the EX15 area has a high proportion of properties that would benefit from this detailed level of inspection.

The recent market activity in EX15 shows 285 residential property sales in the last twelve months, with prices showing some adjustment from the 2022 peak of £349,490 according to Rightmove data. This context makes it even more important to understand exactly what condition a property is in before committing to a purchase. Our Level 3 survey provides the detailed information you need to either proceed with confidence, negotiate a reduction in price to cover necessary repairs, or walk away from a property with hidden problems that could cost thousands to put right.

Properties in this area face specific challenges that our surveyors know well. The clay-rich soils that underlie much of the Cullompton area can cause foundation movement in older properties, particularly during periods of dry weather. We routinely check for signs of subsidence, cracking patterns that indicate differential movement, and the condition of footings and foundations where accessible. For properties in areas like Willand, where surface water flooding can occur, we pay particular attention to drainage around the property, the condition of any existing damp proof courses, and signs of previous water ingress that might not be apparent to the untrained eye.

• Period properties (pre-1900)
• Listed buildings
• Extended or altered homes
• Properties showing signs of damp or structural movement
• New build homes
• Properties planning major renovations

Your Level 3 survey report will arrive as a comprehensive document that far exceeds the basic condition report available on other products. The report begins with a property summary, including details of the construction method, age where determinable, and the inspection limitations. The main body of the report systematically addresses each building element, describing the construction, identifying any defects found, and assessing the significance of those defects in terms of their impact on the property and the urgency of any remedial work required.

The report uses a clear traffic-light system to highlight defects, making it easy to identify the most serious issues at a glance. Our inspectors provide expert advice on the likely causes of any problems, the potential consequences of leaving them unaddressed, and recommended next steps. For properties in the EX15 area, this might include advice on dealing with historic building fabric, guidance on listed building requirements if the property is listed, and specific recommendations for the local climate where damp and condensation can be issues in older properties.

The report also includes a market valuation and insurance rebuild cost assessment, which can be valuable for mortgage purposes and for ensuring you have appropriate building insurance cover. Throughout the report, we include clear photographs showing the defects identified, so you can see exactly what the inspector is referring to. This level of detail means you can make informed decisions about your purchase, whether that involves requesting the seller carries out repairs, negotiating a price reduction, or deciding that the property is not suitable for your needs.

One aspect that distinguishes our reports is the attention we give to defect urgency. We categorise issues into those requiring immediate attention, those that should be addressed within the medium term, and those that are essentially maintenance items. This helps you prioritise spending and understand which problems are genuinely concerning versus those that are typical for a property of its age. For example, our report on a Victorian property in Cullompton might flag a slipped slate on the roof as requiring immediate repair to prevent water ingress, while identifying the repointing of a garden wall as a maintenance item for the coming years.

The EX15 area has seen new housing development in recent years, with The Meadows development by Bloor Homes on Blackthorn Way in Cullompton offering 3 and 4 bedroom homes from £295,000 to £400,000. While new build properties may seem like they would not need a detailed survey, the reality is that these homes can still have defects that need identifying. Construction defects in new builds can include issues with window installation, problems with waterproofing in wet areas, structural issues arising from fast building schedules, and missing or defective components that were specified but not installed correctly.

Our Level 3 survey on new build properties provides a thorough snagging inspection that goes beyond what the developer may have offered. We check the quality of workmanship throughout the property, identify any defects in fixtures and fittings, and assess whether the construction meets building regulations standards. For the modern semi-detached homes and detached properties being built at The Meadows and other developments in the area, a Level 3 survey provides that your substantial investment is sound and free from defects that could cost significant sums to put right in the future.

The current market shows some correction in property prices, with Rightmove data indicating prices 7% down on the previous year and 8% down from the 2022 peak of £349,490. In this environment, buyers need to be especially careful about the condition of their potential purchases. A detailed survey helps ensure you are getting value for money and identifies any issues that might affect the long-term value of your investment in the EX15 property market.

Common defects we find in newer builds include inadequate ventilation leading to condensation problems, missing or poorly installed damp proof membranes, gaps around windows and doors allowing draughts, and issues with the thermal envelope that can affect energy efficiency. Even though these properties are new, having a qualified surveyor who understands modern construction methods can identify problems that the developer should rectify before completion or that might require warranty claims through NHBC or similar scheme providers.