RICS Level 2 Survey Dartington

Dartington has a broad mix of homes, and that makes proper survey coverage especially useful. In one village you can move from buildings with roots in the 14th century, including the Grade I listed Dartington Hall built between 1388 and 1399, to suburban schemes from the 1970s onwards and current new builds such as St Mary's by Baker Estates. That spread of ages and build types brings very different risks, from local stone and cob in traditional construction to newer methods, and our experienced team assess each on its own terms.

With average prices in Dartington down 2% from the 2023 peak of £540,783, buyers have a good reason to look closely at condition before agreeing a price. Our team know the local construction patterns and the defects that turn up in both older homes and newer estates here. We look for the wear left by decades of Devon weather, and we also take account of the local geology and the way it can influence foundations over time.

Part of Dartington's appeal is its distinct village feel, and 43.5% of residents work from home according to the latest census data. That does not mean every attractive older house is straightforward. Damp, ageing electrics and structural movement can all sit out of sight until a trained surveyor picks them up. Our Level 2 surveys give buyers that useful second view before hard-earned savings go into a property that could otherwise become an expensive repair job.

At St Mary's, Baker Estates is marketing homes from £324,995 for a two-bedroom property to more than £1,100,000 for five-bedroom homes. Elsewhere in the village, older terraced properties average about £448,000. Whichever bracket you are buying in, a RICS Level 2 survey can strengthen your position by flagging defects that matter to price, practicality or both. Even a new build can come with issues the developer's snagging process has missed, and our report gives you a clear written basis for asking for those items to be put right.

• Identifies hidden defects in period and modern properties
• Provides clear red, amber, and green ratings for issues
• Includes market valuation and insurance rebuild costs
• Offers practical advice on repairs and maintenance

Every RICS Level 2 survey we carry out follows the RICS technical standards. We inspect all readily accessible parts of the property, from the roof space down to the foundations, checking the structure along with external joinery, internal walls, floors and ceilings. It is a methodical process, but not a box-ticking one, and it works just as well for a Victorian terrace as it does for a brand newbuild.

Walls are checked for damp, cracking and any sign of movement that might point to a deeper defect. In Dartington, where many homes are nearing or already past 50 years old, we pay close attention to roof coverings, flashings and gutters because those are often where trouble first shows itself. Being near the River Dart also matters. We consider drainage carefully and note any potential flood risk, especially in lower-lying spots closer to the river.

We also review the visible condition and apparent age of electrical and plumbing systems. Our inspection is visual only, so we do not test behind walls or lift floorboards, but what we can see is often enough to justify further checks by a specialist where concerns arise. Alterations and extensions are another regular feature in Dartington, as homes have been adapted for modern life, and we comment on how those additions sit with the original building. Many period properties have been extended over time, so that connection between old and new matters.

At the newer St Mary's development, our surveyors focus on build quality and finish, and on whether the visible elements appear to be working as they should. New homes are not exempt from defects. A professional survey gives you a record to rely on if you need to go back to the developer for remedial work. We regularly look for issues such as settlement cracks, poor ventilation and signs that building regulation requirements may not have been met properly.

• Structural walls, floors, and ceilings
• Roof covering and flashings
• Windows, doors, and joinery
• Damp and timber defect assessment
• Plumbing and electrical visible condition
• Boundary walls and outbuildings

Local construction methods tell you a lot about where problems may appear. In older parts of Dartington, houses often use traditional South Devon techniques, including solid wall construction, which can be more prone to damp penetration than a modern cavity wall build. Many were put up with local materials, and our surveyors understand how those materials tend to age in the local climate.

Expansion from the 1970s onwards, especially around Cott Road, introduced a different stock of homes to Dartington. These properties were usually built to the standards of their day, but as many now approach or pass 50 years old, their own pattern of defects starts to show. We know the usual weak points in this kind of construction, including flat roof extensions and the performance of combination boilers commonly fitted in that period.

The homes at St Mary's by Baker Estates are the most up to date in construction terms, with PV solar panels and EV charging points included as standard. Even so, our surveyors still check that installations have been completed properly and appear to be operating correctly. We also look closely at finish quality and anysnagging issues that might not stand out to an untrained buyer.