RICS Level 2 Survey in East Allington

The RICS Level 2 Survey, previously called the HomeBuyer Report, gives a detailed view of a property's condition without the depth of a full building survey. Our chartered surveyors visually inspect all accessible areas, including the roof space where safe access is available, plus walls, floors, windows, doors and permanent fixtures. We pick up defects that can affect value, and we flag matters that may need specialist input from contractors or structural engineers.

East Allington has plenty of traditional housing, from stone-built homes to period properties, so our surveyors focus on the issues that often crop up in older Devon buildings. That means looking closely at roof coverings on properties with traditional slate or clay tiles, checking for damp in solid wall construction, assessing historic windows with single glazing, and inspecting lime mortar pointing that may need specialist repair rather than modern cement mortar. We also look at visible electrical and plumbing elements, though we always recommend a full electrical or plumbing inspection by registered contractors for complete peace of mind.

Every RICS Level 2 Survey in East Allington comes with a clear traffic light rating system, so you can see the property's overall condition at a glance. Red points to serious issues needing immediate attention, such as structural defects or significant damp, amber highlights defects that should be looked into further, such as deteriorating pointing or worn roof coverings, and green indicates a satisfactory condition. It is a straightforward way to prioritise repair work and negotiate with sellers on the basis of the survey findings. Our reports also include a market value assessment and an insurance rebuilding cost estimate specific to the East Allington area.

Your East Allington survey report follows the standard RICS format, which keeps things consistent and dependable whichever of our surveyors carries out the inspection. We photograph every significant finding and include those images in the report, so you can see exactly what we mean when we describe a defect. You will also get guidance on the likely cause of any issue and the options for dealing with it, either through negotiation with the seller or by planning renovations after purchase.

• Visual inspection of all accessible areas
• Condition rating system (Red/Amber/Green)
• Market value assessment
• Insurance rebuilding cost estimate
• Advice on defects and repairs

East Allington's housing stock reflects its rural Devon setting, with everything from traditional stone cottages to larger period homes in the Fallapit Estate. In this part of the village, properties often use building methods that are very different from modern construction, including solid walls without cavity insulation, traditional roof timbers with pegged joints, and historic features such as inglenook fireplaces that need a knowledgeable eye. Our surveyors understand these construction methods and can tell the difference between ordinary wear and tear and defects that really need attention.

The presence of Grade II listed buildings nearby, particularly Fallapit House with origins dating back to the 13th century, shows that East Allington has a sizeable number of older properties that may need extra care during the survey. Homes over 50 years old often bring issues such as outdated electrical systems that no longer meet current regulations, original plumbing with lead or galvanised steel pipes that may need replacing, and wear to traditional roofing materials including slate and clay tiles. Our Level 2 surveys flag these matters and give clear guidance on whether further specialist investigation is needed.

We did not have specific flood risk data for East Allington immediately to hand, but properties in South Devon can sometimes be affected by surface water, especially those near watercourses or in lower-lying parts of the village. During the inspection, our surveyors note any sign of past water damage or drainage concerns, including damp in ground floor walls or staining that could point to previous flooding. If a property sits in an area with possible flood risk, we suggest checking the Environment Agency flood maps before you complete the purchase.

Recent price changes in East Allington's property market, with prices falling 37% from the previous year and 31% from the 2022 peak of £518,071, make a careful survey even more important for buyers. Under current conditions, sellers may be more open to discussing price or repairs raised in the report, but you still need solid information about the property's condition to negotiate properly. Our RICS Level 2 Survey gives you that information, helping you decide whether to proceed, renegotiate, or step away from a property that does not suit you.

• Traditional stone and cob construction
• Historic windows and doors
• Older roofing materials
• Potential drainage concerns
• Listed building considerations

Properties in East Allington mainly use traditional construction methods that reflect the building materials available in South Devon over many years. Stone-built homes are common across the village, and they often use local stone quarried from deposits around the South Hams area. These solid wall buildings usually do not have the cavity insulation found in modern homes, which can make them more prone to damp penetration and mean they need specific ventilation strategies to keep internal conditions healthy.

Many East Allington properties, especially those in the village centre and around Fallapit Estate, have traditional lime mortar pointing between stone or brickwork. This historic method allows the building to breathe, but it wears over time and needs repointing with compatible lime mortar rather than modern cement-based products. Our surveyors are trained to spot unsuitable earlier repairs using cement mortar, which can trap moisture and speed up deterioration in the underlying fabric. We call out these problems in our reports so you understand the maintenance work involved.

Roofing in East Allington usually relies on traditional materials such as natural slate from Devon quarries or clay tiles, both of which have long lives but still need regular maintenance and the occasional replacement of individual tiles or slates. Older roof structures often use traditional timber carpentry with mortise and tenon joints held by wooden pegs instead of metal fixings. Our surveyors examine these roofs carefully, looking for timber decay, signs of past water ingress, or movement that might point to a problem in the structure beneath.

• Solid wall construction without cavity insulation
• Traditional lime mortar pointing
• Natural slate and clay tile roofing
• Historic timber roof structures
• Stone-built walls using local materials