RICS Level 3 Building Survey in EX21

Our RICS Level 3 Building Survey provides a thorough assessment of all visible and accessible elements of the property. The inspection covers the structural integrity of walls, floors, ceilings, and the roof framework. Our surveyors examine the condition of damp proof courses, insulation, and ventilation systems. We assess the condition of windows, doors, and joinery throughout the property, testing operation and identifying any gaps or deterioration that could affect weather resistance.

In the EX21 area, many properties are older character homes that require particular attention from experienced surveyors. The survey identifies any signs of structural movement, subsidence, or settlement that could indicate underlying problems with the foundations. We examine the condition of the roof covering, including tiles, flashings, and chimneys, as these are common sources of water ingress that can cause extensive damage if left unaddressed. Our surveyors have found that properties in this area, particularly those with traditional slate roofs dating from the pre-war period, frequently require attention to flashings and mortar joints.

The survey also includes assessment of electrical, plumbing, and heating systems where visible, though we always recommend separate professional inspections for these specialist areas. Our detailed report includes clear ratings for each element inspected, colour-coded to highlight areas of concern and help you prioritise any remedial work required. We provide specific recommendations rather than generic advice, drawing on our knowledge of local construction practices and the particular defects we commonly encounter in North Devon properties.

• Structural walls and foundations
• Roof structure and covering
• Damp and timber condition
• Windows and doors
• Chimneys and flues
• Garage and outbuildings
• Boundary walls and fences

The property market in EX21 has seen some correction in recent years, with prices approximately 2% down on the previous year and 21% down from the 2022 peak of £428,821. Despite this adjustment, property values remain significant, and the majority of sales in the last year have been in the £240,000 to £300,000 range. A comprehensive Level 3 survey protects your investment by revealing any defects before you complete the purchase. We have seen properties in this price range that required substantial remedial work, making the survey fee an essential investment rather than an optional extra.

Properties in North Devon often feature traditional construction methods that differ from modern building practices. The local housing stock may include older stone walls, traditional slate roofs, and period features that require specific knowledge to assess correctly. Our surveyors are familiar with the characteristics of local properties and understand how the local climate, including exposure to coastal weather, can affect building materials over time. We know that properties in exposed positions near the coast may experience accelerated weathering that requires close attention to external joinery and render conditions.

The detailed nature of a Level 3 survey is particularly valuable for properties in the EX21 area that may be affected by hidden defects. Common issues in older properties include deterioration of timber elements through wet rot or woodworm, degradation of solid wall insulation, and problems with outdated electrical and plumbing systems. Identifying these issues before completion allows you to negotiate remedial work or adjust your offer accordingly. Our reports don't just list problems - they explain the cause, the implications, and the recommended solution so you can make an informed decision about your purchase.

New build properties in the EX21 area also warrant careful inspection despite their age. While you might expect newer homes to be free from defects, our experience has shown that waterproofing failures are a significant concern in newly constructed properties across the region. We have identified issues with window installations, roof details, and building regulation compliance in new builds that buyers would otherwise not discover until problems became apparent after they moved in.