RICS Level 2 Survey in Cheriton Bishop

Our RICS Level 2 Survey, often called a HomeBuyer Report, gives a detailed check on a property's condition, with the focus on anything that could affect value or safety. We inspect the main structural parts, including walls, floors, ceilings and the roof structure, and we also look over joinery, finishes and building services. Every survey is carried out in line with RICS guidelines, so the standard stays consistent whichever property we are inspecting. We work to the established RICS methodology, refined over decades, to keep that consistency across thousands of surveys nationwide.

Cheriton Bishop has plenty of homes from the pre-1919 period, so our surveyors approach them with that in mind. We look closely at traditional Devon stone walls, check thatch or slate roofing often seen on older cottages, and review alterations made to historic farmhouses over the years. Period detailing can hide movement and other structural concerns, so we watch for that as well. In the village centre, especially along Church Lane and around St Mary's Church, many properties are Listed Buildings, and that historic fabric needs careful assessment.

Once the inspection is finished, we set out the findings in a clear traffic-light format, using the condition ratings Acceptable, Not Inspected, Not Repaired, or Requires Attention for each surveyed element. It is an easy way to see what needs urgent action and what can simply be monitored over time. In Cheriton Bishop's conservation area, we also flag issues that could affect listed building status or call for input from the local planning authority. That makes it simpler to decide which repairs matter most, and where there may be room to negotiate with the seller.

We also include a market valuation and an insurance reinstatement figure within the Level 2 Survey, which is useful for mortgage applications and for arranging buildings insurance. Our valuation draws on current market conditions in Cheriton Bishop and the wider Mid Devon area, taking account of recent sales evidence and local property trends. It gives a clearer view of the property's real place in the market, and helps show whether the agreed price stacks up.

• Structural walls and foundations
• Roof structure and covering
• Windows, doors, and joinery
• Damp and moisture assessment
• Timber condition (woodworm, rot)
• Plumbing and electrical services
• Drainage and drainage systems
• Energy efficiency matters

Ground conditions matter here. Cheriton Bishop sits on Permian sandstones and mudstones, with clay-rich soils that can shrink and swell as weather conditions change. Our surveyors look for signs of subsidence or heave that may point to foundation movement, especially in homes with shallow foundations or trees nearby drawing moisture from the soil. The wider Teignbridge district, where Cheriton Bishop is located, includes areas of moderate to high shrink-swell risk, so foundation assessment is a key part of our work for buyers in this area.

Damp is one of the issues we see time and again in the local housing stock. Many traditional homes have solid walls rather than the cavity wall construction used in modern properties, which leaves them more exposed to rising damp and penetrating damp, particularly through wet Devon winters. We inspect damp-proof courses, check for signs of water ingress and consider ventilation levels to spot homes where damp could become a major problem. Lower-lying properties near the River Teign and its tributaries can be especially vulnerable during heavy rainfall.

Roofs deserve close attention in Cheriton Bishop, and our surveys reflect that. Traditional slate and thatched coverings are common, and both need ongoing maintenance as well as a trained eye. We check tiles and slates for damage, inspect pointing and leadwork, and on thatched properties we comment on the ridging and any signs of wear that may need specialist attention. Because many of these materials are old, major repair or full replacement may be needed in the coming years. Where a property sits in the conservation area, we also note that roof repairs or replacements may need planning permission.

Timber defects are another regular finding locally. Age, traditional construction and, in some cases, poor ventilation can all contribute to woodworm, wet rot and dry rot in structural timbers, floor joists and roof structures. During the inspection, we probe accessible timber to judge its condition and to spot any active infestation before it spreads. That is especially relevant in older cottages and farmhouses where original oak beams and ceiling joists may have been in place for well over a century.

We often come across outdated electrical and plumbing systems in Cheriton Bishop homes. Some properties still have original wiring dating from the 1960s or earlier, which may fall short of current Part P building regulations and may carry a fire risk. In the same way, lead pipes or old galvanised steel plumbing in pre-war homes can affect both water quality and pressure. Our survey includes a visual review of these services, and we flag obvious concerns for further checks by qualified electricians or plumbers before completion.

Recent movement in the Cheriton Bishop market has been fairly modest, with overall values down by approximately 0.76% across the past twelve months. Even so, prices remain significant, and detached homes still average over £526,000. At that level, a professional survey is a small outlay compared with the value of the purchase, and it helps protect your financial position by setting out exactly what is being bought. Only approximately 12 properties have sold in the last twelve months, so stock is relatively active but limited, which makes careful decision-making even more important.

Some parts of the village sit close enough to the River Teign for flood risk to be a real consideration, particularly in lower-lying spots near watercourses. As part of the survey, we note the property's flood setting and any visible evidence of previous flooding or water damage. Our report is not a substitute for a dedicated flood risk assessment, but it gives a useful first view and can point buyers towards further checks where needed. We also recommend checking the detailed flood maps published by the Environment Agency alongside our findings.

For homes within the Cheriton Bishop Conservation Area, we record architectural and historic features and point out visible defects that could affect the property's character. That can be especially helpful for buyers who have not owned a period home in a conservation area before, where restrictions on alterations and the need for sympathetic maintenance can come as a surprise. The designation covers much of the historic village centre, including properties around the church and along the main village street.

Cheriton Bishop is small, with approximately 670 residents and roughly 290 households, and that tends to mean properties change hands less often than they do in larger urban markets. Sometimes a house comes up for sale after decades without any recent professional assessment. Our Level 2 Survey gives an up-to-date, independent view of the condition of the property as it stands now, taking in any wear, changes or deterioration since the last sale. Where a home has not been surveyed for twenty or thirty years, that can bring serious hidden problems to light.