RICS Level 2 Survey Iddesleigh

Iddesleigh’s housing stock brings a set of issues that our surveyors are used to seeing. Most of the properties were built before 1900, using traditional cob walls and thatched roofs, so hidden defects are a real possibility. Cob is durable in the long run, but if the external render or roof covering starts to fail, moisture can get in, the walls soften, and damp follows inside. We look closely at those older building elements, picking out neglected maintenance and any structural movement that has built up over the decades.

Across the village, Grade II listed buildings sit alongside the Grade I listed St James Church, which dates from the 13th century with major 15th-century additions. For listed homes, or places close to historic buildings, we focus on heritage requirements and the state of the traditional materials. The thatched roofs seen throughout Iddesleigh need specialist inspection, because ridge wear, valley deterioration, and pest infestation can all stay hidden from a quick look.

In Iddesleigh, 46.3% of homes have four or more bedrooms, and that points to the number of substantial period houses in the area and the prices they can command. A RICS Level 2 survey gives buyers the reassurance to move ahead, with a clear picture of the property’s condition and the repair bills that may lie ahead. The average fee is only 0.1-0.3% of the purchase price, which makes sound sense when hundreds of thousands of pounds are going into a Devon cottage or farmhouse.

Iddesleigh offers rural living without cutting people off from the wider area. There is a local shop, a post office, and the Duke of York pub, while the parish population of approximately 199 residents gives the village a close community feel. A large share of the workforce is home-based, with 57.8% of the working population working from home, which reflects how rural Devon life has changed. We understand that a purchase here often means weighing the appeal of the countryside against the upkeep needs of an older house.

• Cob wall condition and structural integrity
• Thatched roof assessment
• Damp and moisture penetration checks
• Electrical safety review
• Roof structure and covering condition
• Windows and doors operation

Among the best soils in Britain for earth construction, Devon soils contain a proportion of volumetrically stable clay that gives cob the cohesion it needs. Even so, cob walls do not like long periods of wet weather, ground movement, or poor maintenance. Our surveyors know the early signs of deterioration, including cracking, delamination, and vegetation growing across wall surfaces. Under Iddesleigh lies the Bude Formation geology, made up of Carboniferous Culm Measures with interbedded sandstones, siltstones, and mudstones, and that affects the local ground conditions.

Thatched roofs may be charming, but they need regular maintenance and, in time, replacement every 30-50 years depending on the materials used. Our inspectors examine the thatch carefully, looking for slippage, moss growth, and rodent damage. Some Iddesleigh properties sit close to the River Okement and River Torridge, so flood risk can be higher in lower-lying spots beside those watercourses. Where we can see evidence of past flooding or water damage, we record it in the inspection.

Older homes in Iddesleigh often still have electrical systems that date from the original build, or partial upgrades carried out over the years. A RICS Level 2 survey includes a check of the electrical installation, so we can identify wiring that is outdated or no longer compliant with current regulations. That matters because many properties have not been rewired for decades, and buyers who plan to modernise will want to know where they stand. We also inspect the plumbing, which in older houses is often a mix of old galvanised pipes and newer plastic fittings that may not join properly.

Movement in cob foundations and substructures can be an issue, especially where ground conditions change or trees stand close to the house. We view the building from all angles, watching for subsidence, settlement, or distortion that could point to foundation problems. The Culm Measures geology usually carries a lower shrink-swell risk than highly reactive clay soils, but homes on or near the Bude Formation sandstone ridges can behave differently and need careful assessment.

• External cob wall condition
• Thatch roofing age and condition
• Electrical installation age
• Plumbing system material
• Window and door joinery
• Chimney and fireplace condition

Surveying homes across Iddesleigh and the wider West Devon area has given us a strong sense of the defects seen most often in local housing. Cob wall deterioration comes up regularly, especially where external render has broken down or vegetation has taken hold in the wall fabric. Devon’s moisture-retaining climate means cob walls need routine inspection and maintenance if soft spots are to be avoided.

Another major point for Iddesleigh buyers is the condition of the thatched roof. Many homes in the village still have their original thatch, which is attractive to look at but does not last as long as modern roof materials. Our surveyors look at the remaining life expectancy of the thatch and watch for signs of current failure or problems that are likely to need attention, or budgeting for replacement within the next few years.

Older houses in Iddesleigh often have electrical systems that are out of date. Homes built before modern electrical standards were introduced may have poor earthing, old consumer units, and wiring that no longer meets current regulations. Our survey gives a visual view of the electrical condition, but we always advise buyers to commission a full Electrical Installation Condition Report (EICR) from a qualified electrician before completion.

Damp and condensation are common in many traditional properties here, especially where modern double-glazing has been fitted without enough ventilation. Cob buildings have solid walls, so they do not have the cavity space that helps manage moisture in newer homes, which makes proper ventilation vital. Our surveyors identify areas where airflow may be lacking and point out possible moisture-related concerns that could affect the property’s condition.

• Cob wall moisture damage and render failure
• Thatch roof deterioration and wear
• Outdated electrical installations
• Inadequate damp proofing and ventilation
• Structural movement in older foundations
• Chimney and fireplace condition