RICS Level 3 Building Survey in Braunton (EX33 1)

Our inspectors conduct a thorough visual inspection of all accessible areas of your property in EX33 1. This includes a complete assessment of the roof structure, including flat and pitched roofs, chimneys, and parapet walls. We examine the external walls for signs of movement, cracking, or deterioration, paying particular attention to the traditional construction methods commonly found in Braunton's Victorian and Edwardian properties.

The survey covers all major structural elements including foundations, walls, floors, ceilings, and the integrity of any load-bearing elements. Our inspectors also assess the condition of windows, doors, and joinery, as well as the condition of any outbuildings, garages, or other ancillary structures on the property. For properties in Braunton Conservation Area or listed buildings, we pay special attention to the unique construction characteristics and any historical alterations that may affect the property's structural integrity.

We inspect all visible and accessible areas, removing trap doors and hatch access where it is safe to do so. Our report includes detailed photographs highlighting specific defects, an assessment of the likely cause of any issues, and guidance on the urgency of repairs. For properties in EX33 1 with significant alterations or extensions, which are common in the area, we specifically examine structural changes made to the original building.

Our assessment also includes evaluation of any trees on or adjacent to the property that may affect the structure through root systems or subsidence risk. We check the relationship between the property and neighbouring buildings, particularly important in Braunton's terraced streets where foundations may have been dug close to boundary walls. The report provides clear, jargon-free explanations of any issues found, with practical recommendations for remediation.

• Roof structure and covering
• Walls, brickwork, and pointing
• Foundations and substructure
• Floor structures and joists
• Windows and external joinery
• Damp and timber condition
• Services and utilities
• Outbuildings and boundaries

Braunton's position as a coastal town in North Devon brings specific considerations for property surveys in EX33 1 that our inspectors understand intimately. The local geology and coastal environment mean we pay particular attention to potential issues that may not be apparent in other areas of the UK. Properties in this area may be affected by coastal erosion and the effects of salt air on building materials, which can accelerate the deterioration of external surfaces and structural elements over time.

The salt-laden air particularly affects metal fixings, roof coverings, and external render on properties within walking distance of the seafront. Our inspectors regularly see accelerated corrosion on gutter brackets, roof nails, and structural ties in properties close to the coast. The combination of wind, rain, and salt creates conditions that can significantly shorten the lifespan of building components that would last far longer inland.

Many properties in Braunton feature traditional construction methods typical of the Victorian and Edwardian periods, including solid wall construction, traditional timber frame elements, and in some cases cob walls or other older building techniques. These older properties often require the detailed assessment that a Level 3 Survey provides, as they may have hidden defects that are not visible during a casual viewing. Our inspectors understand the specific construction methods used in the area and can identify issues that may be typical of properties of this age.

The EX33 1 area has seen various property transactions in recent years, with prices showing some variation across different sub-postcodes. Some areas have seen price adjustments from their 2022 peaks, making it particularly important to understand the true condition of any property before purchase. Our surveyors regularly inspect properties throughout Braunton and understand the local market conditions that may affect property values and repair costs.

Properties in the broader EX33 area, including Braunton, face several structural considerations that our surveyors are trained to identify. The coastal location means properties may be susceptible to coastal erosion and the effects of sea level rise over time. While specific flood risk areas within EX33 1 require individual assessment, the general coastal vulnerability means we pay close attention to ground levels, drainage, and any signs of water penetration or dampness that could indicate longer-term issues.

The potential for mining-related subsidence is another factor our inspectors consider. Mineralised areas along geological faults can be more prone to collapse, and changes in groundwater levels can affect backfilled mine workings, potentially causing subsidence at the surface. While Braunton is not a former mining town in the traditional sense, the underlying geology of North Devon can include mineralised zones that require careful assessment, particularly for properties built on filled ground or where previous ground works may have disturbed underlying strata.

Many of the Victorian and Edwardian properties in Braunton were built with solid external walls that have no cavity. These solid wall constructions can be more susceptible to penetrating damp, particularly where external brickwork has deteriorated or where rendering has failed. Our surveyors are experienced in identifying the signs of damp penetration in solid wall properties and can advise on appropriate remediation measures that won't trap moisture within the wall structure.

The prevalence of terraced properties in certain parts of EX33 1AN, where terraced properties make up around 67% of transactions, brings specific survey considerations. Shared walls between properties mean that issues in a neighbouring property can sometimes affect your investment. Our inspectors examine the condition of shared walls, check for signs of movement that might indicate problems with the party wall structure, and note any alterations that may have compromised structural integrity.

• Coastal erosion and salt damage
• Traditional construction methods
• Victorian/Edwardian alterations
• Conservation area requirements
• Listed building considerations
• Foundation proximity to neighbours
• Mining subsidence potential