RICS Level 2 Survey Blackawton

Blackawton has a high share of older homes, with nearly half (46.2%) detached and many of them going back centuries. Around Main Street and Church Street, the historic core sits within a Conservation Area and includes numerous Grade II listed buildings, among them the Church of St Michael and traditional farmhouses. Characterful as they are, these properties can hide structural problems that only an experienced surveyor is likely to spot. Our Level 2 surveys are set up to pick out the common defects found in traditional South Hams homes, giving buyers the detail they need to move forward, or to negotiate with confidence.

The local ground conditions are not simple, and our surveyors know them well. South Hams sits on Devonian slates and shales, with pockets of limestone, while clay soils appear in some spots. That mix can trigger shrink-swell movement in foundations, especially where large trees stand close to a property. Blackawton’s topography can also lead to surface water flooding in heavy rain, with water collecting in lower-lying parts of the village near the stream through the centre. During every survey, we look closely at those ground conditions and the drainage, checking for signs of past movement or flooding that could affect the purchase.

Blackawton properties are usually built from local stone, often rendered, together with traditional brickwork and slate or tile roofs. Many still have solid walls rather than modern cavity insulation, which can feed through into damp and higher heating bills. Because so many homes are old, timber defects such as woodworm and rot turn up regularly in roof structures, floorboards and structural beams. Our surveyors know the warning signs in these traditional Devon buildings, from early rot in roof purlins to penetrating damp behind rendered external walls. We inspect every accessible element methodically, so nothing important is left unchecked.

Blackawton’s economy reflects its rural setting and its links to larger centres of work. Many residents travel to Dartmouth, Totnes, Kingsbridge, or further afield to Plymouth and Exeter, and that shapes the kind of homes people look for. The village also appeals to retirees who want calm, as well as second home buyers drawn to the South Hams’ scenery. That mix means the housing stock ranges from modest cottages to substantial period homes, and each one needs a proper survey to reveal its true condition and any maintenance it may need.

From surveying homes across South Hams, we see the same problems come up again and again in Blackawton. Damp is the most common issue, especially penetrating damp in older properties with solid walls and weak damp-proof courses. Rising damp affects homes built before modern damp-proofing became standard, while condensation is common where ventilation is poor, particularly in kitchens and bathrooms without enough extraction. Our inspectors also use thermal awareness techniques during the survey to spot damp that may not be obvious at first glance, such as cold spots on internal walls that can suggest bridging or missing insulation.

Roof problems often need attention too, especially on period homes with slate or tile roofs. We regularly find defective flashing around chimneys and roof edges, worn or missing tiles, and leadwork faults that let water in. On older properties, gutters and downpipes are often tired or blocked, so water spills over and works its way into external walls. That matters in Blackawton, given the wet weather through the year and the South Hams’ higher rainfall than some coastal areas. Where we can access them, we inspect roof spaces and check rafters, purlins and any sarking felt.

Timber defects are another regular finding in Blackawton properties. Woodworm, or wood-boring beetles, affects many older homes with traditional timber frames, while wet and dry rot can develop where damp lingers. We look closely at structural timbers in roofs, floors and walls, and we identify any decay that could undermine the building’s integrity. Older electrical and plumbing systems often fall short of current regulations too, and may need updating. Our reports spell these matters out clearly, so they can be built into the purchase decision and used to obtain quotes for the work.

Structural movement is less common, but it does show up in some Blackawton homes, especially those on clay soils with trees nearby. We have found properties where foundations were affected by tree roots, or where minor cracking pointed to ongoing movement. Walls are checked carefully for signs of movement, and we also look at how windows and doors operate, since that can reveal structural issues. If we see anything significant, we recommend a structural engineer’s inspection to identify the cause and advise on the right remedial work.

When the RICS Level 2 Survey report arrives for a Blackawton property, it is laid out clearly with colour-coded condition ratings. Condition Rating 1 means the element is in good condition and no repair is needed. Condition Rating 2 shows defects that need attention, but are not serious or urgent. Condition Rating 3 means serious defects that need urgent attention or specialist investigation. That simple system makes it easier to weigh up the issues found, from a small maintenance job to a major structural concern that needs immediate action.

Every section of the report gives specific commentary on the defect found, the likely cause and the recommended action. For instance, if we find damp in a solid-wall property on Blackawton’s Main Street, we will explain that this is common in homes of that age and construction type, advise obtaining quotes from damp specialists, and suggest improving ventilation to reduce the chance of it returning. We do more than identify the problem, we explain what it means for future ownership. The report also includes a market valuation and insurance rebuild cost estimate, which is useful for mortgage purposes and for checking buildings insurance cover.

Once the report is in your hands, our team is available to talk through any questions about the findings. We can unpack technical terms, explain the importance of particular defects, and advise on sensible next steps. If specialist investigations are needed, quotes for repairs are required, or the offer needs to be renegotiated after the survey, we can help with that. Many Blackawton buyers have told us that this post-report support made the purchase process much easier to handle with confidence.