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RICS Level 2 Surveys

RICS Level 2 Survey in EX36

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RICS Level 2 Home Surveys in EX36 and South Molton

Buying a property in the EX36 postcode district is a significant financial commitment. With average house prices in the area sitting at £295,635 according to home.co.uk listings data, and 114 residential property sales recorded in the past year, the South Molton housing market remains active despite a 3% year-on-year price adjustment. Our RICS Level 2 Home Survey gives you the detailed, independent assessment you need before exchanging contracts, helping you avoid costly surprises and negotiate with confidence.

South Molton and the surrounding EX36 villages contain a fascinating mix of historic building stock. The town has a designated Conservation Area with 78 listed buildings, and many properties in the area reflect centuries of local building tradition - from crumbly yellow brick that was often rendered over, to stone-built farmhouses, slate-hung elevations, and properties with cob walling and exposed timber framing. These older construction methods each carry their own potential defects, and our chartered surveyors are trained to spot them all.

Our inspectors carry out a thorough visual inspection of all accessible areas of the property, including the roof covering, chimneys, gutters, walls, floors, windows, and all internal spaces. We assess each element using the standard RICS condition rating system - from Condition 1 (no action needed) through to Condition 3 (requiring urgent attention). Our report provides a clear, structured picture of the property's condition, written in plain English so you can act on our findings straightaway.

Whether you are buying a Victorian terrace in South Molton town centre, a detached farmhouse in one of the EX36 villages, or a new build at one of the area's growing residential developments, we have the local knowledge and professional accreditation to deliver a Level 2 survey that genuinely informs your purchase decision. Book online today and receive your full written report within five working days of the inspection.

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EX36 Property Market at a Glance

£295,635

-3%

Average House Price

114

Property Sales (Last Year)

Residential transactions in EX36

Listed Buildings

Within South Molton Conservation Area

£249,950

New Build Prices From

Active developments in South Molton

Why EX36 Properties Benefit from a Level 2 Survey

Across EX36, the postcode district takes in South Molton and nearby North Devon villages such as North Molton, George Nympton, and Bishops Nympton. Much of the housing here reflects long local building traditions, with a high share of homes dating from before 1919. In a market like this, a professional pre-purchase survey is more than sensible, it is essential.

Ground conditions around South Molton are not as straightforward as they first appear. The town lies close to the point where the underlying geology changes, from clay-rich shales and slates, Carboniferous formations to the south, to sandier soils with sandstone and quartzite deposits, Devonian formations to the north. Even though the overall shrink-swell clay hazard for EX36 is classed as Very Low, conditions can differ markedly across the postcode district, and older houses with shallow foundations may still be susceptible to movement linked to poor drainage, leaking pipes, or tree root activity.

Homes in and around the South Molton Conservation Area come with extra planning controls. The boundary of the Conservation Area was reviewed and formally adopted in December 2008, and any work to a listed building needs listed building consent. Our inspectors note when a property sits within one of these protected areas and flag alterations that may not have the right consent, because if that is missed before purchase, the issue can pass to the new owner as a legal responsibility.

The River Mole and its tributary, the River Bray, both run close to South Molton. Overall flood risk across EX36 is very low, but some riverside spots are officially classed as flood warning areas. That includes roads by the river in North Molton, namely East Street and Mole Cottages, as well as homes near the Mill on the Mole Residential Park and Riverside Caravan Park in South Molton. In our Level 2 survey, we record any visible signs of previous flood ingress, and we always suggest checking the official flood risk mapping for the exact property before exchange.

Older construction methods including cob walling and slate hanging require specialist assessment
78 listed buildings in South Molton mean a high proportion of the local market has planning restrictions
Pre-1919 properties often lack modern damp-proof courses and adequate insulation
Riverside locations near the Mole require flood history checks
Geological transition zone means ground conditions vary across the postcode

Common Defects Found in EX36 Properties

In South Molton and across the wider EX36 area, we keep coming across the same defect patterns. Damp is the issue we see most often in older homes, both rising damp in buildings put up before modern damp-proof courses became standard, and penetrating damp caused by defective gutters, failing pointing, or worn roof coverings. South Molton also had local clays that produced a crumbly yellow brick, and many builders historically covered it with render because it did not weather particularly well. Once that render cracks or comes away, the brickwork underneath is often found to be in poor condition.

Timber problems crop up regularly too. Wet rot and dry rot both thrive in the damp conditions often present in older buildings, and we see them affecting roof timbers, floor joists, and timber window frames. Woodworm is also a familiar issue in pre-war timber. During inspection, we probe accessible timbers and use moisture meters to pick up areas that may need closer investigation by a specialist.

Then there are the other common findings, roof defects, dated electrical systems, and poor insulation. Plenty of EX36 homes still have single-glazed windows and only limited loft insulation, which can affect energy efficiency and sometimes worsen condensation inside the property. We also frequently flag fuse boards and wiring that pre-date current safety standards. For a buyer, that means both a safety issue and a likely future cost.

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Average RICS Level 2 Survey Cost by Property Size

1 Bedroom £402

2 Bedroom £420

3 Bedroom £437

4 Bedroom £495

5 Bedroom £559

National average costs from Compare My Move, updated February 2026. Actual costs vary by property value, age, and condition. The EX36 area's mix of period and rural properties may affect final pricing.

South Molton's Conservation Area and Listed Buildings

South Molton's architectural character is one of the reasons its Conservation Area matters. Much of the historic centre was heavily remodelled in the 18th and 19th centuries, yet medieval fabric still survives in a number of buildings, including 16th-century roof timbers at what is now called Falcon House. Within the Conservation Area there are 78 buildings on the List of Buildings of Special Architectural or Historic Interest, covering Grade I, Grade II*, and Grade II.

Buying a listed property in EX36 calls for a bit more care. A standard RICS Level 2 survey is often a solid starting point, but for Grade I or Grade II* buildings we would usually suggest moving up to a Level 3 Building Survey. Both survey types can highlight unauthorised changes to the historic fabric, and that matters because responsibility can fall on a new owner after completion. In our report, we record the listing status of the property and advise on that basis.

One of the more distinctive details in the Conservation Area is slate hanging, usually seen on west- and south-facing elevations. It adds character, but it also needs ongoing upkeep, and over time individual slates can crack or slip. Where slate hanging has failed, penetrating damp behind it is a defect our inspectors specifically watch for in EX36 homes built this way.

There is also notable archaeological potential here, especially within South Molton's historic core. Most residential buyers will never be directly affected by that, but substantial groundworks can bring statutory protections for buried remains into play. Our surveyors mention any planning sensitivities that are visible during a standard inspection and point clients towards the relevant authorities where needed.

Our Qualified Chartered Surveyors for EX36

Every survey we complete in EX36 and the wider North Devon area is carried out by a fully qualified chartered surveyor who belongs to the Royal Institution of Chartered Surveyors. Our team works to the RICS Home Survey Standard, which defines the inspection scope and reporting requirements for Level 2 surveys across the UK. We do not send trainees or unaccredited inspectors.

Our surveyors know the South Molton area and its building stock well. That covers period stone and brick homes in the town centre, farmhouses and cottages spread across the EX36 villages, slate-hung elevations often found in the Conservation Area, and the newer housing appearing on the southern and western edges of South Molton. That familiarity with local materials and construction methods helps us spot defects that a surveyor without regional experience might miss.

After the inspection, we produce the report in plain language and send it digitally within five working days. Each part of the property is given the standard three-point condition rating, and our inspectors set out clearly which matters need immediate attention, which ones should simply be monitored, and which call for further specialist reports, such as a structural engineer's assessment or a specialist damp report.

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RICS Level 2 vs Level 3 Survey: Which Do You Need?

Feature	Level 2 Survey	Level 3 Survey
Best for	Standard properties in reasonable condition	Older, larger, or unusual properties
Inspection depth	Visual inspection of accessible areas	Detailed inspection including hidden areas
Condition ratings	RICS 1-2-3 system	Detailed narrative descriptions
Advice on repairs	General guidance	Specific cost estimates included
Listed buildings	Suitable for Grade II (standard)	Recommended for Grade I and Grade II*
Typical cost in EX36	From £400	From £600
Report turnaround	5 working days	7 working days
Market valuation	Optional add-on	Can be included

For South Molton's 78 listed buildings and properties with cob construction or significant slate hanging, we generally recommend discussing your specific property with our team before selecting a survey level.

Flood Risk in EX36: What Buyers Should Know

Although the overall flood risk for the EX36 postcode district is rated very low for rivers, the sea, and groundwater, there are still pockets of higher risk in South Molton. Riverside properties along the River Mole fall within formal flood warning areas, including places near the Mill on the Mole Residential Park, the Riverside Caravan Park, Mole Bridge Garage, and riverside roads in North Molton such as East Street and Mole Cottages. During inspection, we record any visible sign of previous flood ingress. We strongly advise every EX36 buyer to check the Environment Agency flood map for the exact address before exchange, and for riverside homes, to think about obtaining specialist flood risk reports.

New Build Developments and Survey Needs in EX36

New housing has expanded in South Molton in recent years. The Molbrook development, built by Vistry Group under its Linden Homes and Bovis Homes brands, is located at 1 Molbrook Road in South Molton and includes 3 and 4-bedroom homes priced from around £269,950 to £469,950. Old Tannery Drive and Bee Meadow are among the other active or recently completed developments in the EX36 area, with prices from approximately £249,950.

More building is still to come. On the southwestern edge of South Molton, at land off George Nympton Road, outline planning permission, reference 75194, was granted by North Devon Council in April 2024 for up to 170 dwellings on a site of approximately 18 acres. The Aster Group has also put forward plans for 40 affordable and social rent homes off Nadder Lane. Over the next few years, schemes like these will push the new build sector further across EX36.

A lot of buyers assume a new build home does not need surveying. It is a costly misconception. Newly built properties can still have construction defects, snags, and workmanship issues, so new does not mean defect-free. A Level 2 survey is used less often for new builds than a dedicated snagging inspection, but our team can talk through the right option for your circumstances. For brand-new homes, our snagging survey service is designed specifically to identify defects before you complete.

What Our Level 2 Survey Covers in EX36 Properties

Our RICS Level 2 survey covers all accessible parts of the property without removing fixtures or fittings. We carry out a detailed visual inspection of the outside, including the roof covering, chimneys, rainwater goods, external walls, windows, and doors, and we also inspect the internal areas, including the loft, cellars or undercrofts where they are safely accessible, along with every room in the property.

With EX36 homes, we focus closely on the elements that most often cause trouble in the local housing stock. Roof timbers are checked for decay, infestation, and structural movement. We inspect external walls for cracking, bulging, and signs of damp penetration, and we look at floors for unevenness that could point to movement in the sub-structure. We also note all visible plumbing and drainage, together with the type of heating system and any visible wiring.

Every element is given a straightforward condition rating. The report as a whole then sets out a prioritised list of issues, from matters that need immediate specialist investigation to maintenance items that can be scheduled over time. We also include a section covering location-related risks, such as proximity to flood risk areas, listing status, and any visible alterations that may not have the proper consents. It gives buyers a much clearer picture before they commit.

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How to Book Your EX36 RICS Level 2 Survey

Get an Online Quote

Getting a price is simple. Use our online quote tool and enter the property address, size, and value, and you will receive an instant fixed-fee price for your Level 2 survey with no hidden charges. Our rates are competitive across the EX36 postcode district and the surrounding North Devon area.

Confirm Your Booking

Once you have your quote, pick a survey date that suits you and confirm the booking online. We take care of arranging access with the selling agent or current occupant. You do not need to attend the property while the inspection is taking place, although you are welcome to be there if you wish.

Inspection Day

On the day, our chartered surveyor visits the property and completes a careful visual inspection of all accessible areas. This usually takes between two and four hours, depending on the size and complexity of the property. Our inspectors bring specialist equipment with them, including moisture meters and binoculars for roof inspection.

Receive Your Report

We send the full written Level 2 survey report electronically within five working days of the inspection. It is laid out clearly, with condition ratings for each element, photographs showing the main findings, and a summary of the most significant issues. We are also happy to talk through the report with you by telephone or email, at no extra cost.

Act on the Findings

From there, you can use the report to decide how to proceed with the purchase. Many buyers rely on survey findings to renegotiate the asking price or ask the seller to deal with particular defects before exchange. Our inspectors can help explain which issues are genuinely significant and which are simply the sort of routine maintenance expected for a property of that age and type.

EX36 RICS Level 2 Survey Questions

How much does a RICS Level 2 survey cost in EX36?

The price of a Level 2 survey in EX36 and South Molton is driven mainly by the size and value of the property. For a typical 2-bedroom home, the national average is around £420. A 3-bedroom property averages approximately £437, while a 4-bedroom home comes in at around £495. In EX36, if the property is valued above £300,000, including many detached homes with an average of £361,013 in the area, it is sensible to allow £450 to £550 for a Level 2 survey. Listed properties, homes with non-standard construction, or particularly large buildings may cost more. Our online quote tool will give you an accurate fixed-fee price for the specific property.

Do I need a survey for a property in the South Molton Conservation Area?

Yes, and in EX36 that is especially true for Conservation Area homes and listed buildings. South Molton's Conservation Area includes 78 listed buildings, and properties here often have complicated histories, with several phases of construction, alteration, and repair using traditional materials. Our Level 2 survey highlights alterations that may not have the proper consents, which can become the legal responsibility of the new owner after completion. Where a property is Grade I or Grade II*, we would usually recommend a Level 3 Building Survey for greater depth of inspection and more detailed reporting.

How long does a RICS Level 2 survey take in EX36?

A typical EX36 residential inspection usually takes between two and four hours. The exact timing depends on the size of the property and how many areas are accessible, and larger detached houses or those with outbuildings, cellars, or complicated rooflines naturally take longer to inspect properly. After the visit, our chartered surveyor prepares the full written report, which is then sent electronically within five working days. If time is tight, contact our team and we will do our best to arrange an accelerated turnaround.

What common defects should I expect in older EX36 properties?

In the EX36 area, especially in South Molton's historic core and the villages around it, certain defects appear again and again. Damp is a regular one, both rising damp in homes built before modern damp-proof courses and penetrating damp caused by failing roof coverings, pointing, or render. We also often find timber decay, including wet rot and dry rot, in older buildings with a history of damp. Roof problems are common too, from missing or broken tiles to failing lead flashings and sagging roof structures. On top of that, outdated electrical wiring and fuse boards that pre-date modern safety standards are frequently reported. These are all issues our inspectors actively target during every Level 2 inspection.

Is there a flood risk for properties in EX36?

For the EX36 postcode district as a whole, the general flood risk is rated very low for river, sea, and groundwater flooding. Even so, some riverside locations near the River Mole have a higher level of risk and sit within formal flood warning areas. Those include places near the Mill on the Mole Residential Park, the Riverside Caravan Park, Mole Bridge Garage, and riverside roads in North Molton such as East Street and Mole Cottages. Our survey inspectors note any visible evidence of past flood ingress during the inspection. We strongly recommend that all EX36 buyers check the Environment Agency's flood map for the exact address and consider a specialist flood risk report for any property close to the River Mole or its tributaries.

Should I get a Level 2 or Level 3 survey for my EX36 property?

For a standard residential property in reasonable condition, often a post-war semi-detached or terrace, or a new build, a Level 2 survey is generally the right fit. But EX36 has a sizeable share of pre-1919 homes, listed buildings, and properties with non-standard construction such as cob walling, stone, and slate hanging, so many buyers here are better served by stepping up to a Level 3 Building Survey. A Level 3 gives a deeper inspection, fuller narrative reporting, and will typically include advice on repair costs. If the property was built before 1920, is listed, or shows visible defects or unusual construction, our team can advise on whether a Level 3 survey is the more suitable option.

Can I use survey findings to negotiate on the price of a South Molton property?

Yes, and it is something many buyers do. A RICS Level 2 survey report gives independent, professional evidence of the condition of the property, which can be used to support a price renegotiation where significant defects are found. So if our inspector reports a failing roof needing re-covering, damp that needs remediation, or outdated electrical wiring that requires replacement, the likely cost of those works can form the basis of a revised offer. In the EX36 market, where prices fell 3% year-on-year and 15% from the 2023 peak, sellers are often keen to keep the deal moving rather than lose a buyer over survey findings.