RICS Level 2 HomeBuyer Survey St Giles in the Wood

St Giles in the Wood has a housing mix our inspectors know well, and it comes with some very particular quirks. A good number of the village’s Victorian terraced cottages, especially those built by the historic Rolle Estate on the east side of the parish church, can show the usual age-related faults such as deteriorating brickwork, aging roof coverings, and original timber elements that need careful assessment. The Grade II listed parish church of St Giles, dating from 1309 and restored in 1862-63, gives much of the village its historic architectural character.

In this part of Devon, our RICS Level 2 surveys are especially useful because so many homes are pre-1919. Older houses of that era often have no modern cavity wall insulation, which can mean poorer thermal performance and higher heating costs, and the solid walls found in Victorian stone and brick homes need a different approach from modern cavity-wall construction. Across the wider EX38 7JP postcode area there is a blend of building types, and in the more rural parts of the parish detached properties account for around 67% of transactions.

The geology of the Torridge valley matters here. Some homes sit on clay soils prone to shrink-swell movement, which can in turn lead to subsidence, particularly where older properties have shallow foundations. We look closely at foundations, walls, and ground conditions for signs of movement or structural stress that might affect long-term stability, and homes nearer the river valley floor deserve especially careful attention for evidence of past movement.

Flood risk can come into play in the lower-lying parts of the parish because the River Torridge runs through the valley. Not every property is affected, but our surveyors still review the building’s position in relation to watercourses, any flood mitigation measures already in place, and signs of earlier water damage or damp penetration. Rosemoor Garden, in the south-west of the parish, also has a bearing on the character of homes in that direction.

• Victorian terraced cottages requiring damp assessment
• Aging slate and tile roofs on period properties
• Potential subsidence risk on clay soils
• Flood risk in River Torridge valley locations
• Outdated electrical and plumbing systems in older homes
• Timber decay in structural elements

Our RICS Level 2 HomeBuyer Survey gives a clear picture of a property's condition by inspecting the main visible elements and flagging defects that could affect value or lead to costly repairs. We follow RICS guidelines and produce a detailed report with straightforward professional advice. To make the findings easier to use, we set everything out with a traffic light rating system so it is clear which items need attention first.

During the inspection, we examine the key structural parts of the property, including walls, roof, floors, and foundations. We are checking for signs of subsidence, movement, and structural distress that may point to deeper problems. That matters even more in St Giles in the Wood, where many homes stand on older foundations. Cracking patterns in walls get close attention, especially in properties near the river valley where ground conditions can change from one spot to the next.

Damp is another big part of the survey, particularly in a village with so many stone and solid-walled houses. Using professional moisture meters alongside a visual inspection, we look for rising damp, penetrating damp, and condensation, all common in period homes with limited ventilation. In north Devon’s damp climate, that is rarely a side issue.

We also inspect the roof structure, including any outbuildings and. Around the area, many Victorian houses still have their original slate roofs, and some are now nearing the end of their lifespan. Our surveyors watch for slipped or broken tiles, deteriorating pointing, and timber rot in rafters and fascias. Local stone, sandstone detailing, and slate roofing are typical features here, so knowing how those materials age is important.

• Structural walls, floors, and foundations
• Roof covering and structure
• Damp and moisture assessment
• Timber conditions including rot and woodworm
• Electrical and plumbing visible installations
• Energy performance and insulation

From the work we carry out in this Torridge village and nearby, a few patterns come up again and again. Buyers are often dealing with the same recurring defects, and understanding them early can help with budgeting for remedial work and negotiating with sellers. The rural setting of the parish, along with the age of much of the housing stock, creates a fairly distinctive set of problems.

Damp problems are high on that list in St Giles in the Wood. Solid-walled construction, older homes with limited damp-proof courses, and the damp north Devon climate all make rising damp and penetrating damp common concerns. We check for damp staining, salt deposits, and damage to skirting boards and plaster that can point to active moisture issues. North-facing walls are often more vulnerable because they get less sunlight.

Roofs need proper scrutiny here as well. Plenty of houses still have original slate or clay tile coverings that have been in place for well over a century, and although a well-kept roof can still perform satisfactorily, we regularly see slipped tiles, deteriorated mortar pointing, and damaged flashing letting water in. Our inspection takes in the external roof covering and, where accessible, the internal loft space. Traditional slate roofing, seen on buildings such as the parish church, is part of the local pattern, but many domestic roofs are showing their age.

Electrical installations in period homes are another area where upgrades are often needed. Houses built before the 1970s can still retain original wiring, and that may not be suitable for modern electrical demand. We note outdated consumer units, fabric-covered cables, and junction boxes that fall short of current regulations. In a village where some properties have seen little modernisation since first being built, that is a real consideration.

• Rising damp in solid-walled properties
• Roof tile damage and pointing failure
• Outdated electrical installations
• Inadequate insulation in older homes
• Timber rot in window frames and doors
• Subsidence or settlement cracks