RICS Level 2 Survey in Kingston, South Hams

A RICS Level 2 Survey, also called a HomeBuyer Report, gives a thorough look at the property’s visible and accessible parts. Our inspectors check the roof structure, walls, floors, ceilings, doors and windows, along with plumbing, electrical installations and heating systems. We look for damp, rot, timber defects, structural movement and the other common faults that can hit value or lead to costly repairs. The report uses clear ratings from "urgent repairs necessary" to "satisfactory condition," so you can sort the work in order.

Kingston has many homes that pre-date 1919, and local limestone and slate are common in the traditional stone build. Our surveyors look closely at solid walls, older roof coverings, and any signs of historic subsidence or movement. You also see render over stone or block, traditional timber-framed construction and original joinery in the area, all of which need a careful hand. We check whether damp-proof courses are present, whether timber floors and roof structures show woodworm or rot, and whether the electrical systems meet current safety standards.

Our Level 2 Survey also gives a market valuation and an insurance rebuild cost estimate, which can be very useful when you are arranging buildings insurance. Because Kingston sits near the coast and the River Erme, we flag any flood risk concerns too, and we say when a specialist should take the next look if we uncover something significant. South Hams geology brings clay-rich soils and mudstones into the picture, both of which can swell and shrink and put pressure on foundations, so we check for subsidence or foundation movement that may call for a structural engineer.

Practical advice is the point of our reports. Buy a period cottage in Kingston village or a modern home on the outskirts, and we shape the inspection around the construction type and the age of the place. You'll have the report in 3-5 working days after the inspection, with the detail you need to move ahead in confidence.

• Structural integrity assessment
• Damp and timber defect investigation
• Roof condition inspection
• Electrical and plumbing review
• Market valuation and rebuild cost
• Flood risk indication

Properties in Kingston, South Hams often show defects that are typical of older traditional building in the South West. Damp penetration is one of the most common findings our surveyors make, especially in solid-wall homes built without modern damp-proof courses. Rising damp affects ground-floor walls where the damp-proof membrane is missing or has failed, while penetrating damp often appears in roof spaces where lead flashing has deteriorated or chimney stacks are not properly weatherproofed. Condensation also turns up in many older properties, particularly where kitchens and bathrooms lack decent ventilation and steam builds up during cooking and bathing.

Timber defects are among the most serious problems we find in Kingston's older homes. Woodworm can affect roof timbers, floor joists and embedded timber in walls, while wet and dry rot can weaken wooden elements. Our inspectors check accessible timber for beetle activity, fungal growth and water staining, all of which can point to damp that may worsen with time. Many Kingston properties are old enough for the original roof coverings to need attention too, with slipped or broken tiles, worn ridge tiles and failing leadwork often turning up on our surveys. We check all accessible roof spaces for these issues and comment on the roof system as a whole.

Parts of the South Hams sit on clay-rich soils and mudstones, so we look carefully for subsidence or foundation movement. Cracks in walls, doors and windows that stick, and uneven floors can all point to structural trouble, and that may mean a structural engineer needs to step in. Kingston's position close to the coast and the River Erme also makes flood risk part of the picture, especially for low-lying homes or places with a flooding history, and that has to be weighed up against the right insurance cover.

Outdated electrical installations are another frequent issue in Kingston's older homes. Many period properties still have original wiring that falls short of current safety standards and may need a full rewire or at least partial upgrading. We look at the consumer unit, the condition of accessible wiring and socket outlets, and we flag any concerns about safety or compliance. Older plumbing can also use materials we now class as obsolete, such as lead pipes or galvanised steel, which can affect water quality and may need replacing.

• Rising and penetrating damp
• Woodworm and timber rot
• Roof tile and flashing defects
• Subsidence and foundation movement
• Outdated electrical installations
• Flood risk concerns