RICS Level 2 Survey Germansweek

Our RICS Level 2 Survey, formerly the Homebuyer Survey, gives a full inspection of the property’s condition, with the focus firmly on defects that can affect value and safety. Our surveyors look over every accessible part of the home, including the roof space, walls, windows, doors, plumbing, and electrical systems. We check for damp, structural movement, rot, and faults in the building fabric that could lead to expensive remedial work. The visual inspection covers the main house and any attached garage, outbuildings, and boundary walls.

In Germansweek, we give extra attention to the age-related issues that come with period homes. A lot of properties here were built using traditional methods, with local stone and cob walls, and many still have thatched or slate roofs. Those older techniques need specialist knowledge if they are to be assessed properly. Our surveyors look for failing mortar in stone walls, the condition of thatch, and the strength of historic roof structures. We also examine modern extensions or renovations to check they have been done properly. Settlement or movement in older walls is another point we watch for, as that can be common in properties built on the rolling Devon countryside.

The survey is a detailed visual inspection only, with no invasive opening-up work. We do not lift floorboards or take up fitted carpets, although we will use probes where that is appropriate to check timber condition and look behind accessible panels. Each building element is given a clear red, amber, green rating, so it is easy to see which problems need urgent attention and which are only minor cosmetic concerns. The report also includes a market valuation and an insurance reinstatement figure, so you have a clear view of the property’s worth and rebuild cost.

From first-hand experience of inspecting hundreds of properties across Devon, our surveyors know how to spot defects that a less experienced eye could miss. We know a property near Roadford Lake may need a different approach from one closer to the village centre, and we shape the inspection around that. Everything is documented with detailed photographs, and we set out clear recommendations for any follow-up action.

• Roof structure and covering
• Walls, windows, and doors
• Damp and rot assessment
• Plumbing and electrical condition
• Boundary walls and outbuildings
• Parking and access issues

The Germansweek property market brings its own considerations, which is why a thorough survey matters. With an average house price of £650,000, buying in this area is a major commitment. The EX21 postcode area has also seen price movements in recent years, with EX21 5BA showing a 2.6% price increase over the past year. At values like these, finding hidden defects before completion can save a great deal in repair costs later on. A RICS Level 2 Survey gives you the leverage to discuss issues with the seller or build repair costs into your budget.

Housing in Germansweek is largely made up of older period properties, many of them listed buildings or within conservation areas. In Eworthy, a hamlet within the Germansweek area, there are attractive Grade II listed thatched cottages dating back to the early 17th century. Homes of this age need especially careful surveying because of their age and traditional construction. Our surveyors understand the demands of heritage properties and can pick up issues that might be missed by someone unfamiliar with historic building methods. We have inspected properties including former farmhouses such as Higher Town Farm and various homes along Blagrove, so we know the common problems that affect these older buildings.

Germansweek’s rural setting means many homes have features that are uncommon in towns and cities. Septic tanks are often used instead of mains drainage, and heating may rely on oil or solid fuel rather than gas. Our survey looks closely at those systems and flags any maintenance needs or compliance concerns. We check oil tanks, inspect septic tank installations, and assess solid fuel burners and their flues. For properties in places such as Higher Buddle and the surrounding farmland, those rural-specific points matter a great deal, as traditional systems are more common there.

Getting to grips with how Germansweek properties were built is vital for a proper survey. The main housing stock in the EX21 postcode area is made up of period houses built between 1800 and 1911, with many dating back even further. Traditional materials here include local stone, cob, and render for walls, with thatch or slate used for roofing. Because those materials come from the area, the properties can be affected by issues linked to the geology and climate of West Devon.

Stone walls in Germansweek were usually built from local rubble stone with lime mortar. Over time, that mortar can break down, letting in water and reducing the wall’s structural strength. Our surveyors are trained to spot mortar erosion and judge whether repointing is needed. We also look for movement or cracking that may point to foundation problems, which can be especially relevant for older properties built on the variable soils of the Devon countryside.

Thatched roofs are a striking feature of many Germansweek properties, especially in Eworthy and the nearby hamlets. Thatch is a handsome, traditional roofing material, but it needs regular upkeep and, eventually, replacement. Our surveyors assess thatched roofs for wear, deterioration, and water penetration. We can also spot when re-thatching may be needed soon, and that is a major cost to bear in mind before you buy. Properties such as the Grade II listed cottages in Eworthy may have been re-thatched recently, but our survey will check the current condition and pick up any issues with the roof structure beneath.

Many Germansweek properties have had sympathetic modernisation over the years. Period homes have had extensions, updated heating systems, and modern plumbing added so they work better for contemporary living. Our surveyors review those alterations to check they have been carried out properly and meet building regulations where that applies. We look for signs of poor workmanship in changes, such as unsuitable materials or weak structural support for new openings.

Surveying properties across Germansweek has given us a strong feel for the defects we most often come across. Period homes in West Devon commonly suffer from damp, either rising damp from the ground or penetrating damp from damaged roofs or walls. The traditional building methods used in these older houses, with solid walls and lime-based mortars, can be more prone to moisture problems than modern cavity-wall construction. Our surveyors use moisture meters and visual checks to identify damp and point to suitable remediation.

Roof condition is another key concern in Germansweek properties. Thatch, slate, or clay tile, the roofs on period homes often need regular maintenance. We inspect for missing or damaged tiles, failing flashing, and signs of past or current leaks. On thatched properties, we assess the depth and condition of the thatch layer and check for any areas where water may be getting in. The age of the roof covering matters too, because replacement can be a substantial expense.

Older properties often need electrical upgrades to meet current safety standards. Many homes in the Germansweek area still have consumer units and wiring from the original build or from earlier renovation work. Our survey includes a visual check of the electrical installation, identifying any obvious safety issues or areas that need a qualified electrician’s attention. We note the type and condition of the consumer unit, the presence of earthing, and the condition of visible wiring.

Outbuildings and agricultural buildings are a regular feature in rural Germansweek, often coming with larger properties or former farms. These structures may have been converted to other uses, or they may still be in agricultural use. Our survey covers any detached outbuildings, barns, and workshops, looking at their condition and any safety concerns. For places like Higher Town Farm or other former farm holdings, these extra buildings can add real value, or open up renovation possibilities.