RICS Level 2 Survey in Pancrasweek

Our surveyors carry out detailed visual inspections of every accessible part of the home. In Pancrasweek, where properties range from period houses dating back to 1800-1911 to homes constructed between 1900-1929, we are used to the defects that often turn up in buildings of this age. We look closely at walls, roofs and foundations, then check windows, doors and internal fixtures as well. Every inspection is carried out in line with RICS guidelines, so the standard stays consistent from one property to the next.

The RICS Level 2 report we produce uses clear traffic light ratings for each area inspected, red for urgent matters needing immediate attention, amber for defects that should be dealt with in due course, and green for areas in satisfactory condition. That simple format makes it easier to decide what needs doing first, and it can help with negotiations if the survey uncovers serious problems. We also include photographs of any defects found, so there is visual evidence to back up conversations with the vendor or your conveyancing solicitor.

With detached homes making up approximately 75% of transactions in the EX22 7JB postcode area, we pay close attention to roofs, chimney stacks and external render, all of which can demand regular maintenance on larger period houses. Damp is another point we watch for, especially in older buildings and in Devon, where moisture levels can be higher. Many Pancrasweek properties also depend on oil-fired heating systems and private water supplies, so those receive specific attention during the inspection.

Because Pancrasweek is so rural, a lot of homes have septic tanks rather than mains drainage, and our surveyors will note where these are visible and what condition they appear to be in. We also look at outbuildings, garages and the boundaries that come with the property, so you get a fuller picture of what is included in the purchase. If our initial observations raise concerns, the report will set out any specialist inspections that may be needed, such as electrical testing or drainage surveys.

• Structural walls and foundations
• Roof condition and covering
• Damp and moisture assessment
• Electrical safety checks (visual)
• Windows and door condition
• Plumbing and drainage (visible sections)
• Outbuildings and boundaries
• Private water and septic tank observations

Pancrasweek properties often bring the sort of issues our surveyors are trained to spot. Many of the period houses here were built between 1800 and 1911, and damp penetration is one of the problems we see most often. These older homes usually have solid walls rather than the cavity construction found in modern houses, which makes them more vulnerable to moisture ingress, particularly in Devon's wet climate. We look for clear signs of damp, but also the smaller clues that can point to a hidden problem.

Roofing deserves close attention on every inspection. A good number of local period properties still have original slate or clay tile roofs, and while they add character, they can also suffer from cracked or slipped tiles, worn mortar on ridge lines and failing lead flashing around chimneys. Where we can get into the roof space, our inspectors check for past water ingress, timber decay and poor ventilation that could lead to rot.

Older Pancrasweek homes often need a careful look at the electrics too. Houses built before modern wiring standards may have outdated fuse boards, too few socket outlets and older cable types that no longer meet current regulations. Our survey is visual rather than a full electrical test, but we will flag any obvious concerns with the installation that should be checked by a qualified electrician before completion.

On many of the detached homes in the area, chimney stacks also deserve a proper inspection. Period properties often have tall chimneys that have been exposed to years of weathering, and we regularly see cracked flaunching or worn brickwork. Our surveyors check whether these structures appear sound and safe, and where needed we will recommend a specialist chimney inspection before the issue becomes a hazard.

The Pancrasweek property market brings a few specific points that make professional surveys especially useful. Period houses dominate the housing stock in the EX22 7JT postcode area, and Edwardian and Victorian homes are common throughout the village, so while the character is strong, the maintenance demands of older construction are just as real. Many of these homes still have original features that need specialist knowledge to assess properly.

Our local surveyors understand the particular pressures facing properties in this part of North Devon. In a rural setting, many homes depend on private water supplies, septic tanks and oil-fired heating systems, all of which need specialist attention during the buying process. A Level 2 survey from us includes visible observations on these systems and flags any issues that could affect running costs or call for urgent work. Rural homes often need a different approach from urban ones.

Recent price movements in the area, with values in EX22 7JB falling 4.2% over the past year, have given buyers more room to negotiate than they may have had before. That change in market balance can help if you want the seller to deal with defects identified in the survey, or if you need a reduction in the purchase price to reflect the cost of repairs. A solid survey report gives you the evidence to support those conversations.

In the EX22 7JT postcode, prices have risen by 19.2% since the last sale in November 2018, and by 36.1% over the last 10 years. That rise in value makes it all the more important not to inherit costly repairs soon after completion. A thorough survey helps protect your investment by spotting issues before you are committed.