RICS Level 2 Survey in Broadhempston

A Level 2 Survey involves a detailed visual inspection of accessible parts of the property, including the roof, walls, floors, windows, doors and built-in appliances. We look for damp, structural movement, timber defects and other concerns that could affect value or safety. The report sets out condition ratings and advice on any repairs or further investigations that may be needed. Our surveyors use their experience to spot issues that buyers may not notice at first glance, including hidden timber decay or the early signs of movement that can lead to subsidence.

In Broadhempston, Level 2 survey costs usually begin at around £500 for standard properties. Because the average property value in the village is approximately £594,812, larger or more complex homes can cost more to assess. Final pricing depends on size, type and construction. We give fixed-price quotes with no hidden fees. Against the value of the purchase, the outlay is small, and even a few thousand pounds of repairs identified early can make the survey pay for itself.

A Level 2 Survey can suit some thatched homes, but we often recommend a Level 3 Building Survey for older thatched cottages because the construction is more complex and the maintenance needs are more specific. Thatched roofs need specialist knowledge, and the age and character of many Broadhempston properties can justify the extra detail. Dansford, a former farmhouse from the 16th century with a thatched roof, is a good example, since both the thatch and the timber structure beneath it need close attention. We can advise on the most appropriate survey for the property being bought.

During the inspection, our surveyors note any visible signs of previous flooding and check the drainage arrangements. We also advise checking the official flood risk through government flood risk checking services, because Broadhempston has experienced surface water flooding in recent years. The report will flag any obvious water damage or drainage concerns. Severe flooding affected properties in Broadhempston in 2023, and Devon County Council has been carrying out flood prevention works in the village. Low-lying areas and homes close to watercourses deserve extra attention at viewings.

If the report turns up serious defects, there are several routes open. The seller can be asked to carry out repairs before completion, the purchase price can be renegotiated to reflect the work needed, or in some cases the buyer may decide to withdraw. The report provides the evidence needed to negotiate with confidence. With the average property price at £594,812, finding problems early can save a substantial amount. Plenty of buyers do secure price reductions after survey findings, which is why the survey cost can be money well spent.

A Level 2 Survey normally takes 2 to 4 hours, depending on the size and complexity of the property. Larger homes, or those with extra buildings, can take longer. Attendance is optional, although many buyers choose to be present so they can ask the surveyor questions directly. If the buyer is there, our surveyor can talk through initial findings on the day, which often helps before the full written report arrives.

Broadhempston has a dense cluster of listed buildings and a strong run of homes built with traditional cob and rubble wall construction. Standard mortgage valuations will often miss the hidden defects found in these older properties. Surface water flooding has also affected the village in recent years, and many houses sit on clay soils that can create subsidence problems. A careful survey helps buyers understand those local risks before they commit. The village’s Conservation Area status may also restrict future changes, and the report will point that out clearly.