RICS Level 2 Survey in Monkleigh

A RICS Level 2 Survey gives a close inspection of the property’s accessible parts, from walls and floors to ceilings, roof, joinery and services. Our inspectors judge the condition of each element on a scale from "satisfactory" to "urgent repair needed." In Monkleigh, that matters quite a bit, because many of the older buildings were put together in traditional stone and cob, and that calls for a surveyor who knows what to look for. We look at the render build-up, the state of any cavity wall insulation, and the condition of the original fabric.

Roof work gets a careful look too, including tiles, slates, flashings and chimneys. Many Monkleigh homes have slate roofs which hold up well, though the valley areas can gather debris and start to break down over time. Damp is another one we watch for, especially in older houses with solid walls instead of modern cavity construction. Where moisture is entering the building fabric, our report sets that out clearly and points to practical remedies. If there are exposed beams or an inglenook fireplace, we check those areas for hidden decay or pest activity.

Foundations and structural elements are part of the inspection as well, and we look for subsidence, settlement or movement. Monkleigh sits on relatively high ground above the River Torridge, but clay-rich soils in parts of Devon can still shrink and swell, which is how foundation trouble starts. Our chartered surveyors know which hairline cracks are acceptable and which patterns need a structural engineer. We also look at ground conditions, signs of old movement, and whether nearby trees could be influencing the foundations through their roots.

Boundaries, outbuildings and the wider external setting are included in the RICS Level 2 Survey. In Monkleigh, that can mean traditional stone walls, historic railings or mature gardens, all of which may affect ownership and upkeep. We note access concerns, drainage matters and neighbouring structures that could affect how you use the property. It gives you the fuller picture before you commit.

• Roof structure and covering
• Walls, floors, and ceilings
• Dampness and moisture penetration
• Windows and doors
• Plumbing and electrical systems
• Damp-proof course and insulation
• Garage and outbuildings
• Boundaries and external areas

Older housing makes up a large part of Monkleigh’s stock, and much of it was built by traditional methods that need an experienced eye. Stone and cob are important locally, but they are not straightforward to judge without the right knowledge. Our surveyors often pick up damp in these homes, especially where cracked render or a failed damp-proof course has let water in over time. Rising damp is common where ground levels have climbed, where the damp-proof course has been bridged, or where landscaping now sends water towards the house. That is especially relevant here, because many Monkleigh gardens have been worked over decades and the levels around the foundations may no longer be the same as they once were.

The village’s closeness to the River Torridge means drainage deserves attention. Monkleigh itself is on higher ground, yet homes in lower-lying parts of the village can still suffer surface water problems after heavy rain. Our surveyors check guttering, downpipes and land gradients so that likely trouble spots are picked up early. We also look for signs of flooding or older water damage that may not stand out at first glance.

Historic buildings are a major feature of Monkleigh, including the Grade I listed Church of St George and several Grade II listed properties, so buyers need to think about maintenance and alterations carefully. Homes near these buildings can carry extra considerations, and any past changes to nearby properties deserve proper scrutiny. Our surveyors understand the local heritage setting and can spot issues that a less experienced assessor might pass over.

Older electrical systems need a careful eye too. Homes built before the 1970s may still have wiring that falls short of current standards, including knob-and-tube or aluminium wiring, both of which can be unsafe. We record any visible electrical concerns and, where needed, suggest a qualified electrician for a fuller Electrical Installation Condition Report (EICR). In Monkleigh, where many properties have only been partly updated, that extra check is often wise.

Traditional housing still makes up a sizeable share of Monkleigh’s stock. Stone and cob homes need specific knowledge, even though they have plenty of character. Our surveyors often find damp in these buildings, especially where original render has cracked or the damp-proof course has failed as the years have gone by. Rising damp is common where ground levels have risen, where the damp-proof course has been bridged, or where outside landscaping now pushes water towards the property. Solid walls, rather than cavity walls, make these homes more vulnerable to moisture getting through.

Roof condition is another key part of what we inspect. Many Monkleigh properties have slate roofs that are 50-100 years old. Natural slate lasts well, but individual tiles can crack, delaminate or slip after storms. We check every accessible roof area, including flat roofs, dormer windows and chimney stacks. Lead flashings also get close attention, because they are common failure points and can let water into the building fabric. Where there are several roof planes, we spend extra time on the valley gutters, as moss and debris can block them.

Clay soils in parts of Devon make foundation movement a real concern. Monkleigh is not in a high-risk mining area, but local clay can shrink and swell, and that movement may show up in drought or after very wet weather. Our surveyors look at crack patterns in walls, test whether windows and doors are binding, and assess the ground conditions around the property. Homes with mature trees nearby need extra scrutiny, because tree roots can draw moisture from clay soils and worsen shrink-swell movement.

Wood defects turn up often in Monkleigh’s older homes. Exposed timber beams, original floorboards and structural joists can show woodworm or rot, especially where damp has already taken hold. Our surveyors probe accessible timber to judge its condition and note anything that needs a specialist timber treatment contractor to look at next.