RICS Level 3 Building Survey in Highampton

Highampton and the surrounding West Devon area boast a rich architectural heritage, with numerous properties constructed using traditional building methods that have served the region well for centuries. However, these older construction techniques require expert understanding during the survey process. Properties such as Barton Farmhouse, a 17th-century building with rendered cob walls and thatch roofing, present unique assessment requirements that differ significantly from modern construction. Our surveyors understand how to evaluate traditional Devon buildings, identifying issues related to age-related wear, historic repair methods, and the impact of traditional materials on overall structural integrity.

The village has seen significant price growth, with properties selling for 120% more than the previous year according to Rightmove data, and current prices sitting 19% above the 2023 peak of £469,000. This rapid appreciation makes it essential that purchasers obtain a complete picture of their intended investment before completing. A Level 3 survey will identify any structural concerns, urgent repairs needed, or hidden defects that could affect the property's value or require substantial expenditure following your purchase.

Highampton sits within the EX21 postcode area, and our surveyors are familiar with the specific characteristics of properties throughout this region. From the older cottages in the village centre to the more modern developments that have been approved through the Highampton Neighbourhood Plan, we provide detailed assessments that reflect the true condition of each property we inspect.

The Highampton Neighbourhood Plan, adopted in May 2021, indicates an indicative level of 20 new dwellings for the parish. Several development sites have been approved, including three new houses in Church Road and a single new house next to the school. If you are purchasing one of these newer properties, our survey can still identify any construction defects or finishing issues that may not be immediately apparent, ensuring your investment is sound.

Properties throughout Highampton showcase the traditional building techniques that have defined West Devon architecture for generations. The predominant construction method for older properties involves coursed stone rubble walls, with some buildings featuring granite elements, as seen in the historic Church of Holy Cross. Understanding these traditional methods is essential for accurate survey assessment, as the performance characteristics of historic materials differ substantially from modern construction standards.

Many residential properties in the area utilise cob wall construction, which consists of earth, straw, and water mixed and left to dry. While cob walls have proven remarkably durable over centuries when properly maintained, they are susceptible to moisture movement and require specific maintenance approaches. Our surveyors examine cob walls carefully, looking for signs of cracking, erosion, and water penetration that can compromise the structural integrity of these traditional buildings. We provide specific guidance on appropriate repair methods that preserve the historic character while addressing any defects identified.

Roofing across Highampton varies considerably, with thatch remaining common on older properties alongside more modern slate and tile coverings. Barton Farmhouse exemplifies this variety, featuring a thatch roof gabled to one end and hipped to the other, with a gabled slate roof to the front wing. Our surveyors assess roof conditions thoroughly, examining the thatch for signs of deterioration, slip, or pest damage, while also evaluating the condition of flashings, valleys, and parapet walls that can develop leaks if not properly maintained.

When surveying properties in Highampton, our inspectors frequently encounter issues related to the age and construction type of local buildings. One of the most common concerns with cob-walled properties is moisture ingress, which can cause the earthen walls to lose structural strength if left unaddressed. We examine wall surfaces for cracking patterns that may indicate movement or subsidence, and we assess the condition of render coatings that protect the underlying cob from rain exposure.

Thatch roofing, while visually appealing and traditional, requires particular attention during our surveys. We inspect for signs of deterioration including moss growth, slip where the thatch has shifted, and evidence of bird damage or pest infestation. The condition of the ridge thatch is especially important, as this is often the first area to show wear. We also examine the condition of any underlying sarking boards and the interface between thatch and any adjacent modern extensions or chimney stacks.

Traditional windows and doors in period properties often present maintenance challenges, with single-glazed units, deteriorated putty, and failing timber frames common issues we identify. Our survey reports provide specific guidance on repair versus replacement options, helping you preserve the historic character of the property while ensuring the building remains weather-tight and secure.

Many properties in Highampton include traditional outbuildings, barns, or attached agricultural buildings that may require assessment. These structures, often constructed of stone or cob with corrugated metal or thatch roofing, can reveal defects such as rotted timber lintels, displaced roof coverings, and wall movement that affects their structural stability. We include these auxiliary buildings in our survey where accessible, ensuring you have a complete picture of all structures included in your purchase.

Your RICS Level 3 Building Survey report provides far more detail than a standard mortgage valuation. The report is structured to clearly highlight urgent defects requiring immediate attention, matters that should be monitored over time, and minor issues that can be addressed during routine maintenance. Each section of the property is described in technical detail, with clear explanations of how defects have occurred and what remediation may be required. This structured approach ensures you can prioritise any work required and budget accordingly.

For properties in Highampton, our reports commonly address issues related to the age and construction type of local properties. This includes assessment of cob wall conditions, which can be susceptible to moisture movement and require specific maintenance approaches. We also examine thatch and slate roofing, traditional windows, and period joinery, providing specific guidance on how to maintain these historic features while ensuring the property remains weather-tight and structurally sound. Our familiarity with local construction methods means we can distinguish between genuine structural concerns and characteristics that are typical for properties of this age and type.

The report includes an overall opinion of the property's condition, expressed on a scale from Good to Poor, helping you to quickly understand the property's overall state. Where significant issues are identified, we provide detailed cost guidance to help you budget for necessary works. This information proves invaluable when negotiating the purchase price or requesting that the vendor address specific issues before completion. Our reports are accepted by all major mortgage lenders and can be relied upon by solicitors acting on your behalf.

For properties that have been recently extended or modified, we assess the quality of the work carried out and whether appropriate building regulation approvals were obtained. This is particularly relevant for properties in Highampton where the Neighbourhood Plan has encouraged modest development, and some properties may have been extended to accommodate growing families. We check for compliance with current building regulations and identify any works that may require retrospective approval.