RICS Level 3 Building Survey Molland

Molland's housing stock reflects its rural character, with many properties constructed using traditional methods that have served the area well for generations. Local materials such as local stone, cob, and render are commonly found throughout the village, with slate or occasionally thatch used for roofing. While these materials give the village its charming character, they also present specific challenges that require an expert eye to assess properly. A Level 3 survey is particularly valuable for properties in Molland because it goes beyond the surface-level inspection of a Level 2 survey and investigates the structural integrity of the building in detail. Our surveyors understand how traditional building techniques perform over time and can identify when repairs or maintenance have been carried out to a suitable standard.

The village has at least one Grade II listed building, and many other properties will have historic features that require careful assessment. When a property has been altered or extended over the years, our surveyors examine how these changes have affected the overall structure and whether they comply with building regulations. Older properties often lack modern damp-proof courses, and the render finishes common in the area can hide underlying issues that only become apparent during a thorough structural investigation. We also check for any works that may require listed building consent in the future, helping you understand the implications of any historic fabric modifications.

Given Molland's proximity to the River Mole catchment area, flood risk is a consideration for some properties in the wider region. Flood warnings have been issued for the River Mole at North Molton and South Molton in recent years, indicating that properties near watercourses or in low-lying areas may be vulnerable to flooding. Our surveyors note any signs of previous water damage, assess the property's vulnerability to flooding, and provide practical recommendations for mitigation. We also consider the underlying geology of the area, which may include clay soils that are prone to shrink-swell movement, potentially affecting foundations over time.

The broader North Devon area has seen new housing developments in recent years, including Cashmere Park in South Molton and Hollywell Meadow in North Molton, but the majority of properties in Molland itself remain traditional period homes. These older properties typically require the detailed assessment that only a Level 3 survey can provide, as the hidden defects and structural issues that commonly affect traditional construction are not always apparent during a basic inspection.

• Traditional construction materials
• Historic building features
• Flood risk considerations
• Foundation and subsidence risk

Based on our experience surveying properties throughout North Devon, we find several recurring issues that buyers should be aware of when purchasing in Molland. Damp problems are among the most common, particularly rising damp in properties built before modern damp-proof courses became standard. The render finishes used on many local properties can also trap moisture, leading to penetrating damp if the render becomes cracked or damaged. Our surveyors use moisture meters and thermal imaging equipment to detect damp that might not be visible to the untrained eye. In properties with cob construction, which is traditional to the area, damp can be a particular concern as the material is inherently porous and requires careful maintenance.

Roof defects are another frequent finding, especially with slate roofing which is prevalent in the area. Individual slate tiles can become damaged or slip over time, and the mortar fixings on ridges and hips can deteriorate. Poor ventilation in roof spaces is also common in older properties, leading to timber decay and condensation issues. We inspect all accessible roof areas and note any defects that could allow water ingress or indicate underlying structural problems. For properties with thatched roofs, which occasionally appear in the village, specialist assessment is often required as these roofs have different maintenance requirements and potential defects compared to slate or tile.

Structural movement, including subsidence and settlement, can affect properties in any area, and Molland is no exception. Clay soils, which are present in many parts of the UK, can shrink and swell with changes in moisture content, potentially causing foundations to move. While specific geological data for Molland is limited, our surveyors are trained to identify signs of movement such as cracking in walls, uneven floors, and doors and windows that don't close properly. Any such findings are thoroughly documented and assessed for their severity. We also look for evidence of previous movement that may have been repaired, which can indicate ongoing instability.

Outdated electrical systems and plumbing are commonly found in older Molland properties, with many homes still having original fuse boards, dated wiring, and old plumbing materials that may not meet current safety standards. We flag these issues in our report and recommend further investigation by qualified electricians and plumbers. Additionally, we assess the energy efficiency of the property and note any lack of insulation, which is common in period properties and can result in high heating costs.

• Rising and penetrating damp
• Slate roof defects
• Structural movement
• Timber decay (rot)
• Render and pointing issues
• Outdated electrical systems