RICS Level 3 Building Survey in EX39 5

Our RICS Level 3 Building Survey provides an exhaustive examination of all accessible parts of the property. Our inspectors assess the overall structural integrity of the building, examining foundations, walls, floors, ceilings, and the roof structure in detail. Unlike less comprehensive surveys, this service includes a thorough investigation of the property's construction materials and methods, which proves particularly valuable in EX39 5 where properties may feature traditional granite or whinstone construction, timber frame elements, or more modern cavity-wall systems. We examine the build-up of walls, the condition of any insulation, and the adequacy of existing damp-proofing measures.

The survey identifies and reports on all significant defects discovered during the inspection, explaining their causes, implications, and recommended remediation options. Our surveyors examine the property for signs of dampness, timber decay, structural movement, and any issues arising from the local geology or environmental factors. In EX39 5, where some areas face surface water flooding concerns and properties may sit on clay-rich soils susceptible to shrink-swell movement, our inspectors pay particular attention to foundations and drainage conditions that could be affected by these local conditions. We note any evidence of past flooding, water staining, or drainage issues that might indicate susceptibility to the surface water flood risk present in parts of this postcode area.

We also assess the condition of key building services including plumbing, electrical installations (where visible and safe to inspect), heating systems, and drainage. The resulting report includes detailed photographs, clear descriptions of all findings, and prioritised recommendations for any necessary repairs or further investigations. For properties in EX39 5 that are listed buildings or constructed before 1900, our surveyors have the expertise to identify issues specific to period properties and advise on appropriate maintenance requirements. We understand the special considerations that apply to historic buildings and can flag any concerns about the implications of listed status for future alterations or renovations.

• Complete structural assessment
• Detailed defect analysis
• Construction method evaluation
• Priority-rated recommendations
• Listed building assessment
• Flood risk observation

Our experience surveying properties throughout the EX39 5 postcode area has identified several recurring defect patterns that buyers should be aware of. Damp issues rank among the most common problems, particularly in older solid-wall properties where the original construction predates modern damp-proof courses. The traditional granite and whinstone construction found in many period cottages in the North Devon area can be particularly susceptible to penetrating damp, especially where pointing has deteriorated over decades of exposure to the elements. Properties in this area often feature solid walls without cavity spaces, which means moisture can travel more easily through the fabric of the building if the external envelope is compromised.

Timber defects represent another significant category of issues our surveyors regularly encounter in EX39 5 properties. Wet rot and dry rot can affect timber elements throughout the building, from window frames and door frames to structural roof timbers and floor joists. Properties with inadequate ventilation, particularly those with suspended timber floors or enclosed roof spaces, prove especially vulnerable to these issues. Our inspectors examine all visible and accessible timber carefully, identifying any signs of decay, insect activity, or fungal growth that could compromise the structural integrity of the property. The higher rainfall in North Devon compared to other parts of England means that roof timbers and external joinery are particularly susceptible to ongoing moisture exposure.

Roof-related defects feature prominently in our survey findings for EX39 5 properties. The aging of original slate or tile coverings, deterioration of lead flashings, and decay of timber rafters and purlins all require careful assessment. Many period properties in the area feature traditional roof structures that may have received only minimal maintenance over the years, making thorough inspection essential for any prospective purchaser. We pay particular attention to the condition of valleys, abutments, and penetrations where water ingress is most likely to occur.

Structural movement and cracking occasionally appear in properties across EX39 5, potentially resulting from foundation movement, lintel failure, or differential settlement. While some minor cracking may be cosmetic, our surveyors can distinguish between harmless settlement cracks and more serious structural issues that require immediate attention. The local geology, which includes areas with clay-rich soils capable of shrink-swell movement, means that foundation conditions deserve particular attention during our inspection. We examine the property for signs of past movement, including cracking patterns, door and window operation, and discrepancies in floor levels that might indicate foundation issues.

• Rising and penetrating damp
• Wet rot and dry rot
• Roof covering deterioration
• Structural cracking
• Timber frame issues
• Pointing deterioration
• Flashings and leadwork
• Drainage defects