RICS Level 2 Survey Harford, Devon

Our RICS Level 2 survey gives you a careful inspection of the property's visible and accessible parts. We look over the walls, roof, floors, windows, doors and built-in fixtures, checking for damp, rot, structural movement and everyday wear and tear. It also includes a market valuation and an insurance reinstatement figure, both useful for mortgage purposes and for making sure you have adequate cover.

Because many homes in Harford are older, we pay close attention to the traditional construction details found on the Dartmoor fringe. That means checking solid-walled properties for rising damp, looking at slate and tile roofs for wear, assessing load-bearing timbers and reviewing older drainage systems that may need work. Outbuildings are common in rural properties here too, so we inspect those as part of the survey.

The report uses a straightforward traffic light system, green for no issues, amber for defects that need attention, and red for serious problems that call for urgent repair. We also set out the findings in a clear summary, so it's easier to see what you're buying and what spending may be needed later on. It is a practical format, especially if you're comparing properties and want a clear basis for decision-making during the purchase.

We cover the property's main structural and functional elements throughout the inspection. Each area is assessed methodically, and our report points out both immediate concerns and the maintenance issues that may arise over time.

• External walls and structural elements
• Roof covering and chimneys
• Floors, stairs, and joinery
• Windows and doors
• Bathrooms and kitchen fittings
• Damp and timber condition assessment
• Electrical and heating systems (visual inspection)
• Drainage and drainage outlets

Across Harford and the surrounding Dartmoor fringe, most properties reflect traditional construction methods shaped by local geology and the materials available nearby. Solid-walled granite or local stone walls are the most common form, often finished with lime-based renders that let the building breathe. Because these walls do not have modern cavity insulation, they can be more vulnerable to damp penetration where maintenance has slipped. We know these construction methods well and assess them with that in mind.

Traditional slate roofs are a regular feature in the area, with slate coming from local quarries or from Wales. Slate lasts well, but age still brings deterioration, especially around flashings, valleys and rooflights. Many roofs here also have more complicated forms, with several pitches, dormer windows and chimneys, so they need a careful look. We inspect these roof structures externally and, where accessible, from inside the property as well.

Inside older Harford homes, we often find original joinery such as exposed ceiling beams, traditional sash windows and period fireplaces. Features like these add plenty of character, but they can also conceal defects. We assess the condition of all accessible elements and record anything that may affect value or lead to future maintenance costs, so you can see which character features are sound and which may need attention.

The housing stock in Harford is made up largely of older homes, with many dating from the pre-1919 period. As a result, our surveyors regularly come across defects linked to age and traditional construction. Damp is one of the issues we see most often, especially rising damp in solid-walled properties without modern damp-proof courses. Penetrating damp caused by damaged roof coverings or worn pointing is also common in older stone buildings. We use moisture meters alongside visual inspection to judge both the extent and the likely cause of damp problems.

Roof condition needs careful attention here. Many Dartmoor fringe properties have slate or traditional tile roofs, attractive to look at, but still prone to cracked or missing tiles, failing lead flashing and problems with gutters and downpipes. Left unresolved, defects of this kind can let water in and lead to more serious timber issues. As standard, we check roof penetrations, chimneys and drainage systems.

Older properties in the area are often affected by timber defects, including woodworm, wet rot and dry rot. We inspect structural timbers, floorboards and roof structures for decay that could affect the building's integrity. It is also common to find outdated electrical wiring and plumbing in homes that have not been modernised for several decades, which can create safety concerns as well as renovation costs. We visually inspect these systems and flag obvious concerns or any areas where a specialist should investigate further.

Because Harford is close to the River Erme, flood risk is something to consider for some homes, especially those in lower-lying positions or with gardens beside the watercourse. We assess the general indicators of flood risk and record them in the report. Taken together with the other issues often found in older Dartmoor properties, that makes a thorough pre-purchase survey particularly worthwhile in this area.

• Rising damp in solid-walled properties
• Slate and tile roof deterioration
• Timber rot and woodworm infestation
• Outdated electrical wiring
• Inefficient or old heating systems
• Poor drainage and guttering
• Structural movement or settlement
• Lack of modern insulation