RICS Level 3 Building Survey in Huntsham

The historic nature of Huntsham means that many properties in the village date back to the Victorian era or earlier, with construction using traditional materials like local stone, rendered cob, and lime-based mortars. These older buildings have tremendous character but come with specific challenges that our inspectors are trained to identify. Rising damp, timber rot, and issues with older roofing systems are commonly found in properties of this age, and a Level 3 Survey is specifically designed to uncover these defects before they become expensive problems. Our team has surveyed numerous properties along the village main street and surrounding lanes, giving us direct experience with the common issues affecting this housing stock.

Properties within the Huntsham Conservation Area, which includes the stunning Grade I listed Church of St Mary the Virgin, often require additional consideration during the survey process. Many homes in this area will have been subject to various modifications over the decades, and our inspectors pay particular attention to how these alterations may have affected the structural integrity of the building. The use of traditional lime mortars rather than modern cement can also present specific issues that require expert understanding. When we inspect properties near the village green or along the approaches to the church, we pay extra attention to the potential impact of older drainage systems on surrounding structures.

Given the rural setting of Huntsham, properties here may also be affected by factors like surface water flooding in low-lying areas near watercourses, or potential shrink-swell movement in clay-rich soils. Our surveyors factor in all these local considerations when assessing a property, providing you with a report that reflects the real-world conditions you might face as a homeowner in this area. The Permian and Triassic sandstones and mudstones that underlie much of the Mid Devon area can contain significant clay content, which may cause ground movement during periods of drought or heavy rainfall.

The local geology in this part of Devon means that properties built on clay-rich subsoils may be susceptible to foundation movement, particularly during extended dry spells. We include specific observations about site conditions and any signs of ground instability in our reports, ensuring you have a complete picture of potential structural risks.

• Traditional stone and rendered construction
• Pre-1919 building age
• Conservation Area restrictions
• Potential flood risk from surface water
• Clay-rich soils with shrink-swell potential

Based on our experience surveying properties across Mid Devon, we find several recurring issues in Huntsham homes. Damp problems are particularly common in older properties, especially those built without modern damp-proof courses. Penetrating damp can affect solid walls constructed from stone or cob, while condensation issues frequently arise in properties with inadequate ventilation. Our inspectors use their expertise to identify the type and cause of any dampness, distinguishing between minor condensation problems and more serious structural damp issues. We frequently see damp affecting ground-floor walls in properties where the external ground levels have been raised over time, creating a dampness bridge across what was originally the dripline.

Timber defects represent another significant concern in Huntsham's older housing stock. Roof timbers, floor joists, and structural beams can be affected by woodworm infestation or fungal rot, particularly in properties where roof coverings have been allowing water penetration. Many period properties in the area also have traditional single-glazed windows and outdated electrical systems that require updating to meet current safety standards. We often find that original roof structures in older cottages have been modified over the years, sometimes with inadequate support for modern roofing materials that are heavier than traditional slate or thatch.

Roofing issues are frequently identified during our surveys, with slipped slates, damaged lead flashing, and deteriorating ridge tiles being common findings. The traditional slate roofs found on many Huntsham properties, while attractive, require regular maintenance to remain watertight. Our inspectors examine roof spaces internally where accessible and assess the roof covering from ground level and any safe access points. Properties with thatched roofs require specialist assessment, and we can arrange for a thatching specialist to join our survey if required.

Structural movement and cracking are occasionally observed in Huntsham properties, particularly in those built on clay-prone subsoils that experience seasonal moisture changes. We carefully assess any cracking to determine whether it represents ongoing movement requiring structural intervention or is historic movement that has stabilised. Our reports provide clear guidance on the nature of any structural issues identified, including whether they warrant further investigation by a structural engineer.

Understanding the construction methods used in Huntsham properties is essential for providing an accurate and useful survey report. The village's location on the edge of Exmoor means that properties were historically built using locally sourced materials readily available from the surrounding countryside. Local stone, typically a sandstone or shale, was used for wall construction, while the surrounding farmland provided the cob and earth that form the walls of many traditional cottages. These materials breathe differently from modern brick and block construction, and understanding their properties is crucial for assessing their condition accurately.

Lime-based mortars and renders were used throughout the historic building period, allowing walls to flex slightly with temperature and moisture changes. Modern cement-based mortars can cause significant problems when used to repair or point historic limework, as they trap moisture and cause the surrounding lime to fail. Our inspectors are trained to identify where inappropriate modern materials have been used in repairs, as this can lead to accelerated deterioration of historic fabric. We often see the effects of inappropriate repair work on properties throughout the village, where cement pointing has caused surrounding stone to spall and crumble.

Many Huntsham properties also feature traditional timber-framed construction, particularly in the more substantial Georgian and Victorian homes that line the village centre. These timber frames were originally designed to be visible internally, with plaster or lath and plaster applied to the infill panels. Over time, these finishes have often been replaced with modern plasterboard, hiding the structural frame from view. Our inspectors know to look for signs of movement or distress that might indicate issues with the underlying timber structure, even where the frame itself is not visible.