RICS Level 2 Survey in Rattery

Across the South Hams, and in Rattery in particular, buyers run into issues that are not always obvious at a viewing. A large share of the housing here dates from before 1919 and was built with traditional methods, not the modern forms seen in newer homes. Solid stone walls, lime mortar pointing and slate roofs are all typical locally, and each needs the right kind of assessment. Our surveyors regularly inspect this kind of property and know how age-related wear shows up very differently from what we would expect in later cavity-wall construction.

Ground conditions matter in Rattery. The local geology includes Devonian slates and shales, along with pockets of clay soil that can lead to shrink-swell movement and affect foundations. Homes near watercourses or on lower ground may also face river flood risk linked to the River Dart and its tributaries, and surface water flooding is possible in periods of heavy rainfall. That mix of geological and environmental factors is one reason a professional survey is so useful here. In our report, we note the property's position against any known flood risk areas and flag anything that stands out.

There has not been much new-build development in the village, so most of the properties on offer are older homes. Rattery has a population of 468, keeps a distinctly rural feel, and many of its houses have stood for well over a century. Character is part of the appeal, but older stock often needs a close look for defects such as worn roof coverings, timber decay and damp penetration that might not show during a casual viewing. We have inspected many homes in the village and are familiar with the problems that tend to come up in properties of this age and build type.

Homes within the Rattery Conservation Area bring extra points to consider, and we cover those in our inspections. Quite a few are listed buildings, so renovation and repair work may need to follow strict conservation rules. We flag any listed building or conservation concerns in the report so you know about likely restrictions and requirements before you complete the purchase. That can make a real difference if you are thinking about altering a period property.

Age and construction type mean certain defects come up again and again in Rattery properties. Damp is often the main one, whether as rising damp in solid walls, penetrating damp through porous stone or degraded render, or condensation in poorly ventilated spaces. Older homes often do not have the damp proof courses or ventilation systems found in modern buildings, which leaves them more open to moisture-related problems, especially in rooms with limited airflow. To help spot issues that are not obvious, we use moisture meters and thermal imaging equipment.

Roof defects are another issue we regularly report on. Slate roofs are long-lasting, but they can still suffer from cracked or slipped tiles, failing leadwork around chimneys and valleys, and rotting timber rafters or purlins. Because traditional slate roofing is so common across the South Hams, we inspect these elements carefully. Repairs can be expensive and often call for matching materials if the character of the property is to be kept. In Rattery, we have found many homes need roof repairs within the first few years of ownership because the existing coverings are already ageing.

We also see plenty of timber defects in older homes, including woodworm infestation and fungal rot. Ground floor timbers can be particularly vulnerable where a property has solid floors or poor ventilation. Our surveyors probe accessible timber, assess its condition and flag any areas that need closer investigation or specialist treatment. We also look for signs of beetle activity in roof timbers, as that can lead to serious structural damage if it is left alone.

Electrical and drainage problems are common as well. Older wiring often falls short of current safety regulations and may need a full rewire. Drainage serving older properties can suffer from cracked or displaced pipes, root intrusion or inadequate falls. As part of the survey, we carry out a visual inspection of visible electrical and drainage installations and recommend further checks by qualified electricians or drainage engineers where needed.