RICS Level 3 Survey Farway | Full Structural Survey

The rural character of Farway means many properties are considerably older than the national average, with approximately 40% of housing stock built before 1919. These historic homes, constructed from traditional materials like cob, local stone, and flint, require an experienced eye to assess their condition properly. A RICS Level 3 Survey goes beyond the basic visual inspection, examining the structural integrity of load-bearing walls, floor structures, roof frameworks, and foundations. Our inspectors understand how traditional buildings behave and can identify issues that less experienced surveyors might miss.

The geology underlying much of Farway presents specific considerations for property buyers. The Gault Clay formations in the area create a moderate to high shrink-swell risk, meaning properties may experience ground movement during periods of drought or heavy rainfall. This is particularly relevant for older properties with shallow foundations or those with mature trees nearby. Our Level 3 Survey includes assessment of the property's vulnerability to these ground conditions, checking for signs of past movement such as cracking or door alignment issues that could indicate subsidence or heave problems.

Several properties in Farway are listed buildings, requiring special consideration during any survey. The Parish Church of St Michael and numerous historic farmhouses and cottages across the parish benefit from listed status, which protects their architectural significance. If you're considering purchasing a listed property, our detailed survey will identify any maintenance concerns, previous alterations that may require formal consent, and recommendations for appropriate repair methods using traditional materials. Understanding these factors before completion helps you avoid unexpected costs and ensures you can maintain the property in accordance with conservation requirements.

Properties in Farway located near the River Sid or in low-lying areas may be at risk of fluvial or surface water flooding, particularly during periods of heavy rainfall. The undulating topography of the area can lead to rapid runoff and ponding in vulnerable locations. Our surveyors check for signs of previous flood damage, damp penetration, and drainage issues that may affect the property's long-term condition and insurance costs.

Based on our experience surveying properties across East Devon, several defect patterns emerge frequently in Farway's housing stock. Damp issues are particularly common in older properties, where rising damp or penetrating damp can affect walls due to age, incorrect ground levels, or failed damp-proof courses. Traditional cob and stone properties are especially susceptible to damp problems if they have been insulated or renovated with modern materials that trap moisture, preventing the walls from breathing. Our inspectors carefully assess damp levels throughout the property and recommend appropriate remediation.

Timber defects represent another significant concern in Farway's older properties. The structural timbers in roof spaces and floor structures can be affected by woodworm infestation or fungal rot, particularly where ventilation is poor or where there has been historic damp penetration. Our survey includes examination of accessible timbers, identifying any active infestation or decay that could compromise structural integrity. We also check for signs of past treatments and assess whether any remediation work has been carried out effectively.

Roofing defects are frequently identified in Farway surveys, with slipped tiles, deteriorated lead flashing, and damaged ridge tiles being common issues. The predominance of slate and clay tile roofs in the area, combined with the age of many properties, means that ongoing maintenance is often required. Our surveyors examine the roof from both inside the loft space and externally where accessible, providing you with a clear understanding of the roof's condition and any immediate repair requirements.

The underlying Gault Clay geology in Farway creates specific structural concerns that our Level 3 Survey addresses. Properties with shallow foundations, particularly older cottages and farmhouses, may show signs of movement related to clay shrink-swell. Our inspectors examine walls for cracking, check door and window operation for alignment issues, and assess the overall structural stability of the property. Properties with mature trees nearby are particularly vulnerable to foundation movement during extended dry periods.

Understanding the construction methods used in Farway properties is essential for an accurate assessment. Traditional properties in the area were often built using cob, a mix of clay, straw, and earth that was commonly used in Devon for centuries. Cob walls are thick and provide excellent thermal mass, but they require maintenance and must be allowed to breathe. Modern insulation methods that trap moisture can cause serious damage to cob structures, and our inspectors know what to look for when assessing these properties.

Local stone, including the famous Beer Stone from nearby Beer Bay and flint from the chalk deposits, was widely used for quoins, window surrounds, and decorative features in Farway's historic properties. These materials can suffer from spalling and erosion, particularly where exposure to the elements has been prolonged. Our surveyors understand the specific vulnerabilities of local stone and can identify where repointing or repair work may be needed using appropriate traditional methods.

Many properties in Farway feature render applied over cob or stone walls, traditionally using lime-based renders that allow the structure to breathe. Modern cement-based renders have sometimes been applied to these older buildings, which can trap moisture and lead to damp problems. Our inspectors assess the condition and type of render, identifying where inappropriate modern materials may be causing issues that need remediation.