RICS Level 2 Survey in Knowstone

Knowstone’s housing stock brings a few particular challenges, which is why a professional survey matters for any buyer. With the village in a conservation area and a number of listed buildings, many homes date from the pre-1919 era and were built using traditional methods that are very different from modern construction. Local Devonian sandstone, cob, and solid brick walls are common here, all of them materials that need specialist knowledge to judge properly. In older properties we regularly come across rising damp, timber decay, and roof deterioration during our inspections.

RICS Level 2 surveys from us focus on the defects most often seen in North Devon properties. Devonian sedimentary rocks, including slates, sandstones and limestones, sit alongside pockets of clay, and that combination can lead to minor subsidence or structural movement, especially close to mature trees or where drainage is a problem. Surface water flooding is another factor in lower-lying locations, so our surveyors assess those environmental risks carefully at every inspection.

Older rural homes often have services that are well past their best, and we look at those too. Electrical wiring, plumbing and heating systems installed decades ago may not meet current regulations, which creates safety concerns as well as future repair costs. Our reports set out these issues clearly, so you have a proper grasp of what you are buying in Knowstone.

• Damp and condensation assessment
• Timber and roof condition inspection
• Structural movement analysis
• Services and utilities evaluation
• Energy efficiency commentary
• Legal compliance verification

From surveying homes across North Devon, including Knowstone, we see the same problems turning up again and again. Damp is probably the most common, especially in older buildings with solid walls rather than modern cavity wall construction. Rising damp affects many historic properties where damp proof courses are missing or damaged, while penetrating damp often comes through worn stonework, damaged render, or faulty rainwater goods. Condensation is also frequent where ventilation is poor, particularly in older houses that have been modernised with new windows without enough thought for airflow requirements.

Timber faults are another major feature in Knowstone properties. Woodworm infestation and fungal rot, both wet and dry rot, can affect floor timbers, roof structures, and joinery across the area’s older housing stock. They often stay hidden until they are fairly advanced, which is why a professional inspection matters. Our surveyors check accessible timber elements, probe any suspect areas, and report signs of active infestation or decay that would need specialist treatment.

Roofing issues appear often in our survey reports for Knowstone homes. Traditional slate and thatch roofing materials look handsome, but both need regular maintenance and can deteriorate over time. Slipped tiles, degraded pointing, failed flashings, and damaged valley gutters all create possible routes for water ingress. Thatched roofs call for particular expertise, because their construction is fundamentally different from conventional tiled roofs and usually needs specialised repair methods. The Church of St Peter and several surrounding farmhouses show these traditional roofing methods that are so characteristic of the area.

• Rising and penetrating damp
• Woodworm and rot infection
• Slate and thatch roof deterioration
• Structural cracking and movement
• Outdated electrical systems
• Inadequate insulation

When we assess a property in Knowstone, the local geology matters. The village sits on Devonian sedimentary bedrock, made up of slates, sandstones and limestones formed millions of years ago. It is usually stable, but there are pockets of clay that expand and contract with changes in moisture, which can lead to subtle ground movement and minor cracking in buildings. Our surveyors are trained to spot the signs and judge whether the movement is a concern.

Because Knowstone is rural, surface water flooding has to be looked at carefully during our surveys. Properties in lower-lying spots, or those close to natural drainage paths, can be prone to pooling during heavy rainfall. We check how well the drainage works, the slope of the surrounding ground, and any evidence of previous flooding when we assess those risks. This is especially relevant for homes beside the small watercourses that run through the countryside around the village.

Where mature trees stand close by, or woodland is nearby, we pay close attention to root systems that could affect foundations. Trees and clay soils can interact in ways that lead to subsidence, particularly in dry periods when the trees draw moisture from the ground. If we find that sort of risk, our report sets out specific recommendations for managing it, so you have a clear view of any ground-related issues affecting your potential new home.

• Devonian bedrock assessment
• Surface water flood evaluation
• Clay shrinkage monitoring
• Tree root influence analysis
• Drainage condition check

Your RICS Level 2 Survey report is laid out in a clear, steady format, which makes it simple to understand the condition of your Knowstone property. Each section is graded with a traffic light system, green for no significant issues, amber for areas needing attention but not immediate concern, and red for serious defects that need urgent professional attention. It is a straightforward way to see which matters deserve the closest look during your purchase decision.

Clear photographs are included to show the defects we identify, along with technical explanations of what the problem is, why it has developed, and what could happen if it is left alone. We also set out the next steps, whether that means getting specialist repair quotations, speaking to a structural engineer for further investigation, or raising the points with your solicitor. For properties in Knowstone’s conservation area, we note any features that could affect future renovation plans or sit within planning constraints.

Our reports also contain a market valuation and an insurance rebuild cost assessment, both useful for mortgage purposes and for checking that your building insurance is set at the right level. The valuation reflects the property’s current state and takes account of any major defects identified during the inspection. That added information makes the RICS Level 2 Survey a sensible investment in the Knowstone market. With so many older and characterful homes in the area, having an accurate rebuild cost is especially important for insurance.