RICS Level 2 Survey in Lamerton

The RICS Level 2 Home Survey suits properties in reasonable condition, usually those built after 1900. Our inspectors look over the visible, accessible parts of the home, roof structure, walls, windows, doors, plumbing, and electrical systems. We do not move furniture or pull up carpets, though we do check behind accessible panels and anything within easy reach. It is a careful visual review of the main building elements, without invasive investigation.

You get a clear condition rating system from 1 to 3, where 1 means no repairs are needed and 3 means urgent attention is required. Each issue is described in plain language, so it is easier to see what matters. We also provide an Independent Sexual Violence Advisor (ISVA) referral if needed, although that sits apart from the property inspection. Those ratings make it much simpler to prioritise repairs and plan a budget.

In Lamerton, our surveyors pay close attention to the issues we often see in West Devon homes. Traditional stone construction, common in period cottages and barn conversions, needs a specific eye. We look for movement, damp penetration through solid walls, and the state of older roofing materials that are typical here. Because we work locally, we know how properties built with local stone and traditional methods tend to behave.

Boundaries, garages, and outbuildings are part of the picture too, and we assess their general condition. In the Lamerton area, many homes come with generous gardens or agricultural outbuildings, which can form a notable part of the property value. Our surveyors photograph and record all accessible areas, leaving you with a clear snapshot of the condition at the time of inspection.

• Roof structure and covering
• Wall condition and damp testing
• Window and door operation
• Electrical and plumbing visible checks
• Damp and timber condition
• Boundaries and exterior finishes

Lamerton’s housing stock reflects centuries of building practice, with homes ranging from medieval cruck-framed cottages to Victorian stone-built farmhouses. To judge them properly, we need to understand those methods. Many village properties have solid stone walls, typically 450-600mm thick, built without cavity insulation, so they call for different assessment criteria from modern cavity-walled houses.

Older West Devon properties often rely on lime mortar pointing, which lets the walls breathe. That can be undermined if modern cement-based repointing has been used in the wrong way. Our surveyors study the mortar carefully and note where repairs may be trapping moisture and leading to internal damp. It is a familiar problem locally, and one that can have a real effect on the long-term condition of solid-walled homes.

Roof coverings in Lamerton range from traditional slate to clay tiles and thatch, and some homes still have original Delabole slate from nearby North Cornwall quarries. Age and condition matter, because they affect both weather resistance and thermal performance. We inspect the visible roof covering and the supporting structure, looking for signs of past leaks, rot, or movement that could point to a more serious problem.

A lot of the barn conversions in Lamerton were turned from agricultural buildings into homes in the 1980s and 1990s, so the conversion work is now approaching 30-40 years old. Those schemes can bring their own quirks, from limited insulation and glazing to structural changes made during the conversion. We examine those details closely to see how well the work has stood up over time.

• Solid stone wall construction
• Lime mortar pointing
• Traditional slate and thatch roofing
• Barn conversion alterations
• Original timber frame elements
• Period window joinery

Across West Devon, our surveying work has brought the same concerns to the surface time and again. Damp penetration through solid walls is probably the most common, especially where original lime pointing has been replaced with cement mortar, or where modern uPVC windows have gone in without enough ventilation. Moisture that should have been able to escape through lime mortar gets trapped instead, and that can lead to internal damp and timber decay.

Roof condition is another major point in Lamerton. Original slate or clay tile roofs often show the wear you would expect after years of West Devon weather. We look for slipped tiles, damaged ridges, and failing flashing around chimneys and valleys. In thatched homes, which are still present in the surrounding area, we assess the thatch and check for evidence of earlier repairs or pest damage.

Many period properties in the area still have electrical systems that are no longer up to current standards. Original wiring, often cloth-covered, can deteriorate with age and create fire risks. As part of the survey, we carry out a visual check of the electrical installation, noting the condition of the consumer unit, the age of sockets and switchgear, and any obvious defects. Where older homes raise concern, we recommend a specialist electrical inspection.

Structural movement is not always serious, but in older properties it is fairly common as foundations settle over time. Our surveyors are trained to tell the difference between small settlement cracks and more serious structural issues that need engineering input. That distinction matters in Lamerton, where some properties sit on shallow foundations and variable ground conditions.

Lamerton is about 2.5 miles from Tavistock, so you get village life with easy access to larger town facilities. The village has a fuel station, general store, primary school, church, village hall, and the much-liked Blacksmiths Arms pub. Homes here range from traditional stone cottages to more modern developments, each with its own considerations. There is a strong community feel too, while West Devon remains close at hand.

The number of period cottages and barn conversions suggests a sizeable share of the housing stock was built before modern building regulations. Those homes often use traditional lime mortar pointing rather than cement, with original slate or thatched roofing and solid stone walls that behave differently from modern cavity wall construction. Our surveyors know these methods well, and they can see when traditional features are being cared for properly, or when remedial work is needed.

With average prices at £305,000 and a 19% adjustment from previous highs, Lamerton can offer opportunities for buyers who have done their homework. A proper survey before purchase lets you negotiate with confidence, whether the property is a detached house near the school or a terraced home in the village centre. The survey usually costs only a small share of the property price, yet it can uncover issues that run into thousands to put right.

There are also several historic Domesday Book connections in the local area around Lamerton, which hints at the age and significance of some properties nearby. Historic status can bring extra survey considerations, especially around listed building requirements and conservation area regulations. Our surveyors know what that means in practice and can talk through the expectations for maintaining or altering such buildings.

• Stone wall condition and mortar type
• Roof covering age and repair history
• Damp in solid wall constructions
• Window and door draftedness
• Historic Domesday Book connections may affect listed status