RICS Level 3 Building Survey in EX32 0 Barnstaple

Our RICS Level 3 Survey provides an exhaustive examination of all accessible areas of your property. We inspect the roof structure including rafters, battens, and roof coverings while also examining chimney stacks, flashings, and any parapet walls. Our inspectors assess the condition of fascias, soffits, and guttering systems, which are particularly important in this area given the age of many properties and the potential for water ingress issues from the region's exposure to Atlantic weather systems.

We thoroughly examine walls, checking both internal and external surfaces for signs of dampness, cracking, or movement. In older properties common throughout Bishops Tawton and the village cores of EX32 0, we pay special attention to traditional construction methods including stone masonry, cob walls, and render finishes that may be present. Our surveyors identify any areas where damp proof courses may be failing or where ventilation is inadequate, issues we frequently encounter in properties where modern cement-based renders have been applied to historic breathable construction.

The inspection includes a detailed assessment of the property's structural integrity. We examine foundations where visible, check for signs of subsidence or settlement, and assess load-bearing walls and beams. Given that many properties in this area date from the pre-1919 period, our inspectors are experienced in identifying issues specific to older construction including timber frame deterioration, stonework erosion, and the effects of historic alterations. We also assess the condition of any retaining walls or structures near the property, particularly relevant in properties on the hillsides surrounding Barnstaple.

Our surveyors also examine the property's drainage systems, testing gullies and inspection chambers where accessible and checking for evidence of blockages or root intrusion. Given the clay soils that underlie many parts of this region, we pay particular attention to drainage condition, as poor drainage can exacerbate ground movement and lead to subsidence issues over time.

• Roof and loft structure
• Walls, floors, and ceilings
• Damp and moisture levels
• Windows and doors
• Plumbing and electrical installations
• Garage and outbuildings
• External areas and drainage

Our experience surveying properties across Barnstaple and the surrounding EX32 0 postcode reveals several recurring issues that buyers should be aware of. Damp problems are particularly common in older properties with solid walls, especially where original breathable construction has been compromised by modern cement-based renders or tanking systems. Rising damp is frequently identified in period properties throughout the area, often requiring remediation of failed damp proof courses or the introduction of suitable ventilation systems. We've found that properties in lower-lying areas near the River Taw are particularly susceptible to damp issues due to higher ground water levels.

Roof defects remain one of the most common issues we identify, particularly in older properties with original slate or clay tile coverings. Slipped tiles, deteriorating lead flashings around chimneys, and inadequate loft insulation are regularly reported. Given the exposure that some properties in elevated positions around Barnstaple experience, storm damage and wind-driven rain penetration are ongoing concerns that our surveyors carefully assess. We often find that properties on the hilltops surrounding the town have suffered more significant weather-related damage than those in more sheltered positions.

Timber defects including woodworm infestation and rot are found in many properties throughout the area, particularly in roofs, floor joists, and window frames. Our inspectors tap and probe timber elements where accessible to assess their condition. In older properties with original timber-framed windows, we frequently identify decay at the meeting rails and bottom sills where water has been allowed to sit. Additionally, outdated electrical installations and plumbing are commonly identified in properties that have not been updated for several decades, representing potential safety hazards and significant renovation costs.

Many properties in EX32 0 have undergone DIY alterations over the years, sometimes without appropriate building regulation approval. Our surveyors identify instances where structural changes have been made, including the removal of internal walls, modifications to roof spaces, and extensions. These can have implications for both safety and the property's marketability. We also check for evidence of previous subsidence or movement, which can be indicated by cracked render, doors that don't close properly, or uneven floors - issues we've seen in properties where drainage defects or tree roots have affected foundations.