RICS Level 2 Survey in Frogmore and Sherford

Our RICS Level 2 HomeBuyer Survey gives you a close, practical review of the property's visible and accessible parts. We inspect the walls, roof, floors, windows, doors and fixtures, picking up defects that may affect value or lead to future expenditure. The survey is carried out in line with RICS standards, so you receive a standardised assessment that sets the property against others of a similar type and age. We follow a strict method on every inspection, which keeps our reporting consistent and thorough.

In older Frogmore homes, we look carefully at stone rubble walls, especially where mortar deterioration or water penetration may be developing. We check thatch and slate roofs for missing tiles, damaged ridge mortar and evidence of earlier water ingress. A number of properties here also have rendered rubble chimneys with brick shafts, and these need a close look for weathering and stability. Over in the Sherford new town development, our attention shifts to modern construction details such as cavity wall insulation, window installations and balcony waterproofing systems. Because we regularly see work by builders active in Sherford, including Countryside Homes at their Sherford development and Taylor Wimpey at Greenwood Park, we know the sorts of issues that can recur in their properties.

Damp and timber are a key part of the survey. Rising damp often appears in older properties built before modern damp-proof courses became standard, while penetrating damp can show up where gutters are damaged or roof coverings have not been kept in good order. We use moisture meters alongside professional judgement to spot concerns without damaging the property. Ventilation matters too, particularly in homes where modern windows have been fitted without enough background ventilation, as condensation-related dampness is common in those cases. In the report, we set this out with clear photographs and condition ratings so you can see how serious any issue is.

We cover all accessible parts of the property, not just the main house. That includes outbuildings, boundaries and shared areas where relevant. We inspect drainage arrangements, note the condition of gutters and downpipes, and check any fencing or walls that mark the property boundaries. Our report also gives a market value assessment and an insurance rebuild cost, both of which are important for mortgage lenders and for making sure your buildings insurance cover is adequate.

• Wall condition and structural integrity
• Roof covering and flashing condition
• Damp and timber decay assessment
• Plumbing and electrical visible defects
• Windows, doors, and joinery
• Drainage and gutter inspection
• Insulation and energy efficiency observations

Living close to the Kingsbridge Estuary brings some property-specific concerns in Frogmore and Sherford, and these are issues our surveyors know well. Frogmore sits at the head of a tidal creek, so some homes may be exposed to flood risk from fluvial or tidal sources, especially during high tides and periods of heavy rainfall. The Frogmore and Sherford Neighbourhood Plan refers directly to the creek's part in flood defence, and during our inspections we note visible evidence of previous flooding, water staining and drainage problems that may point to trouble in high-water events. If you are viewing property in Frogmore, ground-floor rooms, basements and any lower-level accommodation deserve especially careful attention for possible water ingress.

Ground conditions are another point buyers should take seriously here. Parts of the South Hams have clay-rich soils, and these can show shrink-swell behaviour as moisture levels change. That movement in the soil can result in subsidence or heave, particularly where trees stand close to shallow foundations or where drainage is poor. We check walls for cracking, unevenness and other signs of structural movement that may suggest instability below. Older buildings with shallow foundations and mature trees nearby often need the closest assessment for potential subsidence risk.

Older Frogmore properties are often built in ways that differ markedly from modern standards, so they need informed inspection. Stone rubble walls, frequently plastered internally, may have no cavity insulation and can be vulnerable to moisture penetration through mortar joints. In homes that have not been updated, original lead pipework and outdated electrical wiring are still common, and both can raise safety concerns as well as the prospect of remedial work. Many historic properties also retain thatched roofs, which call for specialist understanding and can mean higher insurance premiums. Our survey draws out these points and gives guidance on remediation costs, helping you plan for any work required after purchase.

Sherford brings a very different housing profile. The new town development includes properties built with modern methods such as cavity wall construction, brick and blockwork, and finishes including white render and weatherboard cladding. They are usually built to current building regulations, but that does not mean they are free of defects. Our inspectors have seen inadequate balcony waterproofing, minor snagging items and, from time to time, building regulation compliance matters in new builds. An independent survey before the warranty period expires can give you useful protection and stronger footing when asking the developer to put things right.