RICS Level 3 Survey in Littlehempston

Littlehempston sits in the beautiful South Hams district of Devon, just 2.4 miles from the vibrant market town of Totnes. The village and surrounding area feature a high concentration of older properties including period farmhouses, traditional stone cottages, and converted agricultural buildings. These properties were constructed using traditional methods that differ significantly from modern building standards, and they often have complex modification histories that require expert assessment.

Our RICS Level 3 Survey is specifically designed for properties like those found in Littlehempston. The survey goes far beyond the basic checks of a Level 2 HomeBuyer Report, providing a thorough investigation of the building's structural integrity. We examine load-bearing walls, floors, roofs, and foundations in detail, identifying defects that might not be visible during a casual viewing or a standard mortgage valuation.

Properties in this area commonly feature local stone, brick, and timber construction materials that were standard in Devon during the 18th and 19th centuries. While these materials give the properties their characterful appearance, they also present specific challenges including potential damp penetration, timber deterioration, and the effects of long-term settlement. Our surveyors know exactly what to look for when assessing these traditional construction methods.

The village has seen several notable recent sales including Hampstead Manor Barn which sold for £590,000 in July 2024 and Devonia which achieved £610,000 in March 2023, both being detached properties. These substantial investments make the comprehensive assessment provided by a Level 3 Survey particularly valuable for protecting your purchase decision.

• Period farmhouses requiring modernisation
• Barn conversions with altered structural elements
• Grade II* Listed buildings like Gatcombe House
• Traditional stone cottages with historic modifications

Our RICS Level 3 Survey provides an exhaustive examination of the property's structure and condition. We assess the foundations and sub-structure, looking for signs of subsidence, settlement, or movement that could indicate structural instability. For properties with cellars or basements, we inspect these areas particularly carefully, noting any evidence of water ingress or structural cracking.

The roof inspection includes both external and internal elements where accessible. We examine the condition of tiles or slate coverings, flashings, chimneys, and parapet walls. In the roof space, we assess the condition of rafters, purlins, joists, and any strutting or support elements. We also note the type and condition of any existing insulation and check for signs of past or present water penetration. Many period properties in Littlehempston have original slate roofs that require careful assessment of individual tile condition and mortar pointing.

Walls are inspected for evidence of movement, cracking, bulging, or delamination. We identify the construction type and assess its condition, noting any repairs or alterations that may have been undertaken over the years. For solid-walled properties common in this area, we pay particular attention to the potential for moisture penetration and the condition of internal plaster finishes. The traditional solid wall construction found in many Littlehempston cottages lacks modern cavity insulation and requires specific assessment approaches.

We also examine floors, stairs, joinery, and damp-proofing measures. Our assessment includes testing of accessible services such as electrics, plumbing, and heating, though we always recommend separate specialist inspections for these systems. The report provides a complete picture of the property's condition across all major elements. For barn conversions, we pay particular attention to the structural modifications undertaken during the conversion process, checking that beams and support elements are properly sized and secured.

• Foundations and sub-structure assessment
• Complete roof inspection including loft space
• Wall construction and condition analysis
• Floor structure and damp-proof course verification
• Windows, doors, and joinery condition
• Services overview and testing
• Outbuilding and boundary inspection

Based on our experience surveying properties throughout the South Hams area, we find that certain defects are particularly common in Littlehempston's housing stock. Period farmhouses and traditional cottages often exhibit rising damp due to the absence or failure of original damp-proof courses. This moisture can cause damage to plaster finishes, timber skirtings, and internal decorations, and may also affect the structural integrity of embedded timber elements. Properties like those along the main village road and surrounding lanes are particularly susceptible to these issues given their age and traditional construction.

Timber defects represent another significant issue in older Devon properties. Woodworm activity, wet rot, and dry rot can affect floor joists, roof timbers, and embedded structural members. Our surveyors tap and probe suspected timber elements to assess their condition, and we recommend further investigation wherever decay is suspected. These defects can be costly to remediate if left untreated. We often find evidence of past timber treatment that may have been applied decades ago but could now be failing.

Roofing problems are frequently identified in our surveys of period properties. Aged roof coverings may have damaged or missing tiles, deteriorated pointing to ridge tiles, and corroded flashings. In the roof space, we often find inadequate insulation by modern standards and ventilation issues that can contribute to condensation problems. Our detailed report identifies these issues and explains their implications. Properties in Littlehempston frequently feature traditional slate or clay tile roofs that, while attractive, require ongoing maintenance and eventual replacement.

Structural movement, while not necessarily dangerous, is often found in older properties that have settled over many decades. Our surveyors assess any cracking or distortion carefully, distinguishing between minor age-related movement and more serious structural issues that might require structural engineer involvement. We provide clear guidance on the nature and significance of any movement observed. Recent surveys in the area have identified movement in several properties, typically related to historical settlement rather than active subsidence.

Energy efficiency is another area where older Littlehempston properties typically fall short of modern standards. Many properties lack adequate wall insulation, have single-glazed windows, and feature outdated heating systems. While not a structural defect, our survey identifies these issues and their implications for ongoing running costs, helping you budget for potential improvements after purchase.