RICS Level 2 Survey in North Huish

Our RICS Level 2 Survey gives a visual inspection of all accessible parts of the property, including the roof, walls, ceilings, floors, doors, and windows. Our surveyor looks at the building’s structure, picks out obvious defects, and flags anything that needs a specialist to take a closer look. In North Huish, where traditional stone construction and cob buildings are common, we pay particular attention to old wall integrity, the state of lime mortar pointing, and any signs of movement or subsidence that can affect older Devon properties.

The report uses a clear traffic light rating, from green for satisfactory conditions through to red where urgent repair is needed, and it sets out practical advice on likely repair costs and priorities. We check for damp with moisture meters, inspect timber for rot or beetle infestation, and assess the roof covering and drainage systems. For the 39% of homes in North Huish that have four or more bedrooms, we cover all accessible areas properly, including converted loft spaces, annexes, or outbuildings that may form part of the property.

We also verify tenure details and look for legal issues or planning restrictions that could affect the purchase. If the property is listed, as many traditional homes in the South Hams area are, we point out any special rules around listed building consent for future alterations. North Huish itself is not a designated Conservation Area, but the number of historic buildings means our inspectors stay alert to preservation requirements that could shape renovation plans. We also check septic tanks, private water supplies, and other non-mains services that are common in this rural parish.

• Visual inspection of all accessible areas
• Damp and timber decay assessment
• Roof condition and drainage check
• Traffic light defect ratings
• Estimated repair cost guidance
• Legal and planning considerations

Properties in North Huish reflect the traditional building methods of South Devon, where local stone and cob have been the main construction materials for centuries. Our surveyors are trained to spot issues specific to these buildings, including deterioration of lime mortar pointing, movement in solid walls, and the condition of slate roofing that is characteristic of the region. The use of Devonian slates for both walls and roofing is a distinctive feature that calls for specialist knowledge to assess properly. Many walls are built from rubble stone, with brick used more sparingly for details such as door and window openings, particularly in properties from the 19th century onwards.

Many properties in the parish were built before modern building regulations, and our inspectors check that any later alterations meet current standards and have not created structural problems. The high proportion of larger homes, 39% with four or more bedrooms, means outbuildings, extensions, and converted spaces get close attention during our inspection. We note any signs of poor ventilation or insulation that could lead to condensation and damp in traditional construction. Cob used in the higher sections of buildings is common in the area, and that material calls for specific expertise to assess properly.

For properties with thatched roofs or period features, we give specific guidance on maintenance and advise on the specialist contractors who may be needed for repairs. The rural setting of North Huish also means some homes have septic tanks, private water supplies, or oil-fired heating systems that sit outside standard utility inspections. Our survey highlights these matters so you understand the full scope of responsibilities before purchasing. We also check the condition of any private drainage systems, which are common in this rural area where properties may not be connected to mains sewerage.

The South Hams region, including North Huish, has complex geology, with Devonian slates and schists underlying much of the area. Our surveyors understand how local geological conditions can affect building foundations, and we stay alert to signs of movement or settlement that may point to deeper issues. While specific flood risk data for North Huish is limited, our inspectors look at drainage around the property and note any places where water might gather or where damp penetration could be more likely because of the local climate and topography.