RICS Level 3 Building Survey in West Putford

The character of West Putford is defined by its collection of traditional Devon properties. Many homes in this area were built using cob construction, a method that involves mixing earth, straw, and other materials to create thick, solid walls. While these properties have stood for centuries, they require expert inspection from surveyors who understand the specific issues affecting cob buildings, including damp penetration, erosion, and the impact of modern renovation work on traditional structures.

Thatched roofs are another defining feature of West Putford's housing stock. Our inspectors examine thatch condition in meticulous detail, assessing the age of the thatching material, checking for signs of water ingress, and identifying any structural concerns with the roof framework beneath. This level of detail is essential because thatch deterioration can be hidden from view without specialist knowledge. We specifically look for signs of ridge slippage, sodden thatch near chimneys, and deterioration in the roof verges where water commonly penetrates.

The local geology adds another layer of complexity to property ownership in West Putford. The underlying clay-rich soil creates significant risks for foundations, particularly during periods of drought or heavy rainfall. Our Level 3 survey includes a thorough assessment of the property's foundations and the signs of movement that clay shrinkage or expansion may have caused. We identify cracking, distortion, and other indicators that could signal subsidence or heave issues. Our surveyors check for characteristic diagonal cracks near window and door openings, gaps between walls and ceiling joists, and doors that no longer close properly.

The village also contains numerous stone-built farmhouses and converted agricultural buildings that present their own inspection challenges. These properties often feature of materials including local Devonian sandstone, red brick quoins, and timber frame elements. Our team understands how these different materials interact and where problems commonly develop, particularly at the junctions between different construction types where movement often occurs.

• Cob and thatch construction expertise
• Detailed foundation assessment
• Roof structure inspection
• Drainage and damp investigation
• Stone and traditional brick assessment
• Movement and subsidence monitoring

The soil conditions in West Putford present some of the most significant geological hazards for property owners in Britain. The clayey and loamy soils in this area have a high shrink-swell potential, meaning they expand significantly when wet and contract during dry periods. This movement puts constant pressure on building foundations, potentially causing subsidence or heave damage over time. Our inspectors are trained to recognise the signs of this type of movement, including wall cracking, door and window sticking, and visible gaps where the property has shifted.

The shrink-swell behaviour of clay soils is considered the most damaging geohazard in Britain, and West Putford's subsoil is principally clay. During extended dry periods, the soil contracts and foundations can settle unevenly. When wet weather returns, the clay expands and pushes foundations upward. This cyclical movement can cause significant structural damage over years, particularly to properties with shallow foundations common in older West Putford homes. Our surveyors specifically look for evidence of this ongoing movement and assess whether previous damage has been stabilised or whether the property remains at risk.

The EX22 7UZ postcode sector has experienced price adjustments in recent years, with values decreasing by approximately 13.7% since August 2022. While this reflects broader market conditions, it also makes a comprehensive survey even more valuable for buyers. Understanding the true condition of a property helps you negotiate an appropriate price or identify issues that might require significant investment to resolve. In a market where properties may be priced below previous peaks, the survey findings can reveal whether a bargain truly exists or whether hidden defects will erode any perceived savings.

Traditional stone-built properties in West Putford also require specialist attention. The soft red and yellow bricks common in Devon were sourced locally and vary significantly in quality and durability. Our surveyors examine pointing, mortar condition, and any signs of structural movement that might indicate problems with load-bearing walls. We provide practical guidance on maintenance requirements to protect these historic buildings for future generations. Properties built with Devonian limestone and sandstone also need careful assessment, as the stone can deteriorate when exposed to West Putford's maritime climate and driving rain.

Our inspectors regularly identify specific defect patterns in West Putford properties that buyers should be aware of before completing their purchase. Thatched roofs, while visually appealing, require regular maintenance and eventual replacement every 30-50 years depending on the materials used. We frequently find issues with ridge deterioration, where the top of the roof is most exposed to weather, and verges where mortar has failed allowing water penetration.

Cob walls, despite their historic longevity, can suffer from damp ingress particularly at ground level where rainwater splashes from paths and patios. Our surveyors use their experience to distinguish between surface dampness and more serious structural issues affecting the wall core. We also check for damage from burrowing animals, which can cause significant problems in cob structures, and assess whether previous repairs have used inappropriate modern materials that trap moisture.

Foundation movement related to clay soil is perhaps the most serious issue we encounter in West Putford. Properties built on the clay-rich soils around the village can show signs of subsidence including cracked walls, lifted brickwork, and distorted window frames. Our Level 3 survey includes detailed assessment of these symptoms and advice on whether the movement is historic and stable or whether ongoing movement requires further investigation by a structural engineer.

Windows and doors in traditional West Putford properties often present issues due to settlement over many decades. Sash windows may no longer operate smoothly, and door frames may have twisted as the property has moved. We assess whether these issues are cosmetic or indicate more serious structural movement, and we provide practical advice on repair options that respect the character of traditional buildings.