RICS Level 2 Survey in Ashwater

Ashwater has a housing stock that makes a RICS Level 2 Survey especially worthwhile. More than 52% of properties in the parish are detached homes, and many were built before 1919, so age-related defects and issues linked to traditional construction are a real possibility. We know the local building styles well, from slate and granite stone walls in older farmhouses to the rendered elevations seen on cottages across the village. Census data for Ashwater parish records 289 households across a mix of property types, which means there are plenty of traditional homes here that benefit from a careful assessment by our team.

Ground conditions around Ashwater can be tricky. The area sits on Carboniferous rocks with clay-rich soils, and that combination can lead to shrink-swell movement, with the risk of subsidence or heave. Homes in lower spots near the River Carey and its tributaries can also be exposed to surface water and fluvial flooding after heavy rainfall. During our inspections, we look closely for cracking, movement and evidence of past flooding that is easy to miss if you do not know what to look for. We have surveyed properties close to the river where waterlogging had already affected damp-proof courses and caused brickwork to deteriorate over time.

Older Ashwater homes often come with original features, and not all of them are harmless. We regularly see outdated electrical wiring that falls short of current regulations, single-glazed windows, limited insulation and original drainage systems still in use. A RICS Level 2 Survey picks up issues like these and grades them by severity, so you can decide what matters first and, where needed, use the findings in negotiations with the seller. We also assess thermal efficiency, which is useful in houses with solid walls rather than modern cavity wall construction.

• Detection of structural movement and subsidence
• Identification of dampness and timber defects
• Assessment of roof condition and leadwork
• Evaluation of outdated electrical and plumbing systems
• Flood risk and drainage assessment
• Thermal efficiency commentary

Across Ashwater and the wider rural parts of West Devon, the way homes were built is often very different from modern construction. Most properties in the village centre and nearby hamlets went up before 1930 and use solid wall construction, with no cavity between the inner and outer walls. Those walls are commonly local stone, traditional brickwork, or a rendered finish using lime-based render. That matters, because each of these construction types reacts in its own way to moisture, shifts in temperature and ground movement, and we assess them on that basis.

In Ashwater, roof structures are usually traditional cut timber rafters with sarking boards, finished in natural slate or clay tiles. On outbuildings and converted agricultural buildings, we also come across decorative stone slates. Roof pitches here are often quite steep, which makes sense given the heavy rainfall we experience in Devon. We inspect these roofs with care, checking for slipped or broken slates, worn leadwork around chimneys and valleys, and any timber decay affecting rafters and battens.

Original timber-framed windows and doors with single glazing are still common in older Ashwater properties. They suit the look of traditional cottages, but in practical terms they are often weak on thermal efficiency and draught-proofing. Over the years, plenty of owners have fitted double glazing, although it is not unusual for one property to contain a mixture of old and newer units. Our survey records the type and condition of every window and door, and flags anything that may need repair or replacement.

Because we survey homes across the Torridge district, we know the recurring issues in Ashwater. Dampness is one of the most common. In traditional stone and rendered buildings we regularly find rising damp, penetrating damp and condensation, especially where original damp-proof courses have failed or ventilation is poor. We use moisture meters alongside our own judgement to gauge both the extent and the cause of any dampness. In solid wall properties, we pay close attention to the condition of any existing damp-proof course and set out remedial recommendations where needed.

Roof problems are another frequent finding in Ashwater. Traditional slate and clay tile coverings can last well, but they do not last forever, and many now need attention. Missing or damaged slates, failing leadwork around chimneys and valleys, blocked gutters and timber decay within the roof structure all turn up regularly in our reports. Given the age of so much of the local housing stock, some roofs are close to the end of their expected lifespan, so we comment on likely remaining life and probable maintenance costs. Quite a few properties we inspect still have original roofs that are now 80-100 years old, and some may need re-roofing within the next decade.

Timber defects are also common in this part of the area, including woodworm, specifically common furniture beetle, along with wet rot and dry rot. Left unchecked, these issues can weaken structural timbers such as floor joists, roof rafters and other load-bearing elements. We tap and probe accessible timber during the survey to judge its condition and to identify any active infestation that needs treatment. It is not unusual for us to find signs of historic woodworm in properties that have been vacant for period, often affecting floorboards and skirting boards.

Electrical and plumbing installations in many older Ashwater homes often lag behind current Building Regulations. We still encounter original fuse boards, ageing wiring and older plumbing materials, all of which may create safety concerns and can influence home insurance premiums. Our report points these issues out and recommends further checks by qualified electricians and plumbers where appropriate. We also note the type of consumer unit, whether earthing and bonding are present, and the visible condition of wiring and pipework.

Every inspection in Ashwater takes account of local drainage and ground conditions. Much of the area sits on clay-rich soils that are prone to shrink-swell movement, so the ground can contract in dry weather and expand in wet conditions. Older buildings with shallow foundations are particularly vulnerable, and this can show up as structural movement. We watch for tell-tale signs, including diagonal cracking around door and window frames, doors that stick or do not close properly, and floors that are uneven.

Drainage arrangements can be quite varied in older rural properties. In some cases, surface water and foul drainage are combined and discharge to septic tanks or cess pools rather than the mains sewerage network. Many homes around Ashwater depend on private drainage systems that need regular maintenance to keep working properly. Where visible, we assess the drainage setup as part of the survey, noting the type of system, its apparent condition and any obvious defects. For properties with septic tanks, especially where upgrades may be needed to meet current regulations, we recommend a more detailed inspection by a drainage specialist.

Flood risk is not something we ignore, particularly for homes in lower-lying positions near the River Carey and its tributaries. Ashwater is not usually associated with severe flooding, but we have seen properties affected by surface water flooding after heavy rain. Our survey comments on flood risk based on what we observe at the property and on any visible signs of previous flooding. We also note how the building sits in relation to nearby watercourses and advise where flood resilience measures may be sensible.