RICS Level 3 Building Survey in EX21

A Level 3 survey is a close visual inspection of all accessible parts of the property, covering the structure, fabric and condition of walls, floors, ceilings, roofs, chimneys and outbuildings. The report sets out defects, their likely cause and the remedial action we recommend, along with guidance on repair and maintenance priorities. In EX21, we pay special attention to traditional slate roofs, stone wall pointing and timber-framed elements, all of which are common in older North Devon homes.

In EX21, the cost of a Level 3 survey usually begins at around £700 for a standard property, and can rise to £1,500 or more for larger homes, older properties or buildings with complex construction. The final fee depends on size, age and the property’s particular characteristics. Larger detached homes in the £384,000 average range naturally take more time to inspect than smaller terraced houses, while period properties with historic features need extra specialist assessment, which affects the overall cost.

New build homes can still throw up problems, even if they are less likely to have major defects. A Level 3 survey may uncover concerns with construction quality, waterproofing or building regulation compliance. In EX21, many new builds have shown waterproofing failures, so a close inspection is worthwhile before you commit to such a large purchase. Our detailed survey can also pick up issues with window installations, roof details and insulation that a layperson might miss.

The on-site inspection normally takes 2-4 hours, depending on the size and complexity of the property. For the larger detached homes common in EX21, where values average around £384,896, the survey often runs closer to 4 hours. We allow plenty of time to review all accessible areas, including outbuildings, garages and boundary features that form part of the property.

Yes, we do encourage buyers to attend the survey where they can. Being there means you can see problems first-hand and ask the surveyor questions during the inspection. Let us know when booking if you plan to attend. Many buyers find that watching the survey unfold and hearing the findings in real time gives them a much clearer sense of the property than reading a technical report on its own.

When significant issues are found, your surveyor marks them clearly in the report with priority ratings. You can then use that information when speaking to the seller, either to push for a lower price or to ask for specific remedial works before completion. Sometimes you may decide the best move is to walk away. Our team can help you judge the difference between a serious defect and straightforward maintenance, so you can see what the findings really mean for your plans.

EX21 has a strong concentration of older homes built with traditional methods that are quite unlike modern construction. Many properties here date from periods when different materials and techniques were the norm, and our surveyors know how to assess those period features properly. With heavy rainfall and regular coastal weather patterns, the local climate speeds up wear on building elements, which is why older homes may hide defects that only an experienced local surveyor would spot.

Surveying properties across North Devon has shown us the same themes time after time, wet rot and woodworm in timber-framed elements, decay in traditional lime mortar pointing to stone walls, ageing slate roofs with broken tiles and failed flashings, and outdated electrical and plumbing systems that may no longer meet current regulations. We also often come across signs of previous structural movement, not always active now, but still worth recording so the property’s full history is properly understood.