RICS Level 2 Survey in Ermington

Set in the South Hams district of Devon, Ermington has a housing mix that includes historic cottages, period farmhouses, and newer developments. The village still feels rural, yet it remains within reasonable distance of Plymouth for commuters. Homes here range from traditional stone-built cottages likely to be over 100 years old through to more modern properties built in the latter part of the twentieth century. Each age of construction tends to come with its own defects and upkeep demands, which is exactly why we recommend a professional RICS Level 2 Survey.

In the last twelve months, Ermington property prices have risen by 19%, although they are still 4% below the 2023 peak of £506,993. That sort of movement points to a busy market, and buyers can end up competing hard for the right property. Before committing your capital, it helps to know the real condition of the home. Our Level 2 Survey can uncover costly problems before the sale completes.

Ermington's notable church with its crooked spire is a clue to the age of parts of the village, and older building stock often brings familiar concerns. Damp penetration, outdated electrical systems, roof defects, and possible foundation issues are all things we look for. Our surveyors inspect properties of every age and type across the Ermington area, so we can give you a clear view of what you are actually buying.

Quite a few Ermington properties sit within or close to the village conservation area. In practical terms, that can mean older buildings with particular maintenance expectations, and alterations that may need listed building consent. We understand the extra layer of caution this calls for, and we flag any compliance concerns we identify during the inspection so you are clear on any restrictions or requirements affecting the property.

Across Ermington, our surveyors regularly inspect a wide spread of property types. Detached homes make up the majority of sales in the village and tend to achieve the highest prices, averaging £648,000. That reflects both their popularity and the larger plots they often sit on. Many of these detached properties were built during the twentieth century and commonly use traditional Devon construction methods, including cavity wall construction and pitched roofs finished in slate or concrete tiles.

Terraced homes, by contrast, average £281,875 in Ermington and can offer a more accessible way into the local market. Many are older properties with plenty of character, though they may also need updates to electrics and plumbing. We are used to picking up the issues terraced houses can bring, including shared wall concerns, the state of period features, and alterations carried out without the right building regulation approval.

Steady value growth across South Hams, including Ermington, has made the area attractive to buyers looking for a main home as well as those after a holiday property. Still, rising values do not mean every house is in great condition. A professional survey remains the best way to protect yourself from hidden defects, no matter how appealing a property may seem on first viewing.

Any Ermington property built before the 1970s may have traditional solid walls instead of modern cavity wall construction. That matters because it can affect both thermal efficiency and resistance to moisture. We assess these older construction methods carefully and look at whether remedial work has been done to improve performance. We also check for signs of asbestos in homes built before the 1990s, especially in roof spaces and around older pipework.

Construction across Ermington and the surrounding South Hams area follows patterns typical of rural Devon. Older cottages and farmhouses often have traditional stone walls, either rendered or pointed, and many of these buildings rely on solid walls rather than cavity walls. If maintenance has slipped, damp penetration can become a problem. Our surveyors know the signs to look for in these older structures and can advise on suitable remediation.

The roof construction found in Ermington changes with the age of the property. Older homes may retain original slate roofs, which look the part but can suffer from slipped or broken tiles, failing pointing, and defects in lead flashings around chimneys. Newer properties are more likely to have concrete tile roofs, and while these are durable, they can still develop cracked or displaced tiles. We inspect all accessible roof spaces thoroughly to assess the structure, insulation, and any visible defects.

Extensions are common in Ermington, especially single-storey additions. We check these areas carefully to see whether they were built properly and tied in well with the main structure. Our surveyors look for cracking or movement that could suggest structural trouble, and we also note whether alterations appear to have the appropriate building regulation approval.