RICS Level 3 Building Survey in Kilmington

A RICS Level 3 Survey, also known as a Building Survey, is the most comprehensive inspection product available for residential properties. Unlike the more basic Level 2 HomeBuyer Report, the Level 3 provides an exhaustive assessment of all accessible parts of the property, including its structure, condition, and any significant defects. For properties in Kilmington, where much of the housing stock consists of older buildings constructed with traditional methods, this thorough approach is particularly important. Many homes here feature solid walls, timber frame elements, and traditional roofing materials that require expert assessment to understand their current condition and any remedial work they may require.

The Kilmington area presents unique challenges for property purchasers. With properties ranging from 18th-century farmhouses like Coryton (built 1754-1756 and now Grade II listed) to recently constructed homes, each building type brings its own set of potential issues. Older properties may have hidden structural movement, deteriorating stonework, or outdated services, while newer homes can still contain defects in construction or materials. Our Level 3 Survey addresses all of these considerations, providing you with a detailed report that helps you understand exactly what you are purchasing and what investment may be needed to maintain or improve the property. We check all accessible elements thoroughly so you know exactly where you stand.

The Kilmington Neighbourhood Plan, adopted in October 2022, identifies two key development sites - land off George Lane for approximately 14 dwellings and land off Whitford Road for 6-10 smaller bungalows. As new developments come forward, our surveyors are increasingly inspecting newer properties that may have been built to meet contemporary standards but still require professional assessment to ensure construction quality meets expectations.

• Thorough inspection of all accessible walls, floors, and roofs
• Identification of structural defects and movement
• Assessment of dampness and timber condition
• Evaluation of roofing, chimneys, and rainwater goods
• Analysis of historic alterations and additions
• Clear priority-coded recommendations for repairs

The underlying geology of Kilmington plays an important role in the condition and stability of properties in the area. Much of the parish is underlain by Upper Greensand, with chalk deposits on Long Knoll and White Sheet Hill along the northern and eastern boundaries. While these geological formations are generally stable, the presence of clay-rich soils in some areas can lead to shrink-swell behaviour, where the ground volume changes in response to variations in moisture content. This ground movement can affect foundations and lead to structural issues, particularly in properties with shallow foundations common in older buildings. Our surveyors assess foundations carefully for signs of movement that may be related to these ground conditions.

For property purchasers in Kilmington, understanding these ground conditions is essential. We examine properties for signs of foundation movement, cracking, or other issues that may be related to ground conditions. The clay-rich subsoils that exist in parts of the parish can cause subsidence, particularly when vegetation with high water demands is present near foundations. Our inspectors will note any trees or large shrubs close to the property that might be contributing to foundation movement through moisture extraction from the soil.

We also consider the local flood risk, as Kilmington has experienced individual property flooding from surface water runoff, particularly during the severe weather events in October 2021. The East Devon Local Plan has identified specific sites in Kilmington, including land east of George Lane (allocated as site LP_Kilm_09), where surface water flooding and unmapped ordinary watercourses require consideration in any development or property purchase decision. The village itself generally sits between 100 and 300 feet above sea level, well above the flood plains of the rivers Axe, Yarty, and Corry Brook, but surface water runoff remains a risk that we assess during our inspection, particularly for properties in lower-lying positions or those near natural drainage paths.

Given the age and construction methods of many properties in Kilmington, our surveyors frequently identify certain common defects during their inspections. Dampness is perhaps the most prevalent issue, affecting both older properties without modern damp-proof courses and more recent buildings where defects in waterproofing or ventilation have allowed moisture to accumulate. Rising damp, penetrating damp, and condensation are all commonly found in this area, each requiring different remediation approaches that our report will clearly explain. We use moisture meters and thermal imaging equipment to identify areas of dampness that may not be visible to the untrained eye.

Timber defects are another significant concern in this area, where many properties contain traditional timber-framed elements, floor structures, and roof carpentry. Wet rot, dry rot, and woodworm infestation can all affect timber elements, sometimes causing serious structural issues before becoming visible on the surface. Our surveyors probe suspected timber to assess its condition and identify any active decay that requires treatment. This is particularly important in older properties where original timber framing may have been in place for over a century.

Roofing issues are frequently identified in Kilmington properties, with traditional slate and tile roofs showing age-related wear, broken or missing tiles, deteriorated mortar, and failed flashing around chimneys and roof penetrations. Given the village's proximity to the A35 trunk road, we also note that properties near this busy road may be affected by pollution and traffic-related wear on external elements. Additionally, many older properties in the area have solid wall construction without cavity insulation, resulting in higher energy costs and potential condensation issues that we assess during our inspection.

The Kilmington property market presents specific challenges that make a comprehensive Building Survey particularly valuable. With around 85 properties from the 1840s surviving as the historic core of the modern village, and significant development along historic roads in the early to mid-1900s, the housing stock is predominantly older than in many comparable villages. These period properties, while full of character, often conceal issues that only become apparent through detailed inspection. Our surveyors have extensive experience in assessing properties across this age range and understand the specific defects that affect each construction period.

The village amenities, including Kilmington Primary School, two pubs (The Old Inn and another historic watering hole), the village hall, a filling station with shop, and the renowned locally-sourced farm shop, make the area attractive to families and retirees alike. However, the population profile is older than the national average, and there is concern about the village becoming a retirement community without housing for younger generations. If you are purchasing a property as a family home, our survey will identify any issues that might affect the property's suitability for children or elderly relatives, such as structural concerns, dampness, or safety issues with existing fixtures.

The A35 trunk road that bisects the parish provides relatively easy access to nearby towns including Axminster, Honiton, and the coast at Seaton and Sidmouth, but it also brings noise and pollution that can affect properties along its route. Our surveyors will assess the impact of traffic noise and air quality on the property, particularly for homes close to the main road. This environmental factor is an important consideration for buyers seeking a peaceful village location who may be disappointed by constant traffic noise.