RICS Level 2 Survey in West Putford

Most homes in West Putford are period properties built before 1911. The area also has standout historic buildings, including Churston House, which dates from around 1600, and Cory Barton from the 16th century. That age brings plenty of charm, but it can also conceal problems that are easy to miss on a normal viewing. Our inspectors look closely for damp, rot, subsidence, structural movement and outdated electrical systems, all of which turn up regularly in older Devon homes. We have seen many of these buildings hide defects that only become obvious under proper inspection.

Property values in EX22 7UZ currently average £668,242, with sale prices running from about £433,828 for smaller 4-bedroom homes up to £916,427 for larger 5-bedroom properties. In EX22 7XQ, the average is £634,772. With sums like these involved, our RICS Level 2 survey gives buyers a clear picture before contracts are exchanged. We set out urgent defects that need prompt attention, along with lesser issues that may still affect value. In this part of the market, many buyers use our report to negotiate savings that comfortably outweigh the survey fee.

West Putford sits within the Torridge district of North Devon, where local stone, cob and traditional brickwork are all common in older housing. Our chartered surveyors know these construction types well and recognise the faults that often come with them, from problems in load-bearing walls to defects in original timber frames and long-standing damp. Those issues are not always obvious to an untrained buyer. We have surveyed many homes around Great Torrington, Holsworthy and Okehampton, so we bring broad experience of Devon building methods to inspections here.

For conventional homes built after 1890, the RICS Level 2 Survey is usually the right fit, which makes it suitable for much of West Putford's housing. Some properties here are a different proposition, though. If you are buying one of the area's historic listed buildings, we may suggest a fuller RICS Level 3 Survey so the complexities of older construction can be assessed properly. Our team will recommend the survey level that best matches the property you are purchasing.

• Identify structural issues before purchase
• Get expert advice on repair costs
• Negotiate price based on survey findings
• Receive clear RICS-coded traffic light ratings

West Putford has a notably consistent housing stock in both age and build type. The village is made up almost entirely of period houses dating from 1800 to 1911, with a smaller number of other properties such as converted agricultural buildings or traditional cottages. In the main Putford street area, EX22, our analysis records 7 houses and 5 other properties across 12 addresses. In EX22 7UZ, there are 4 houses and 1 other property from 5 addresses. Put simply, most purchases in West Putford involve a building with decades, and often centuries, behind it.

These period homes were generally built with solid walls rather than modern cavity wall construction, and that affects both thermal performance and resistance to damp. Pointing and render were often done with traditional lime mortar, which can break down with age and let moisture in. Our surveyors know the warning signs and report them clearly. We often see this kind of decay show up as crumbling mortar, crumbling render or damp patches on internal walls.

Character features are common in West Putford properties, and they can be both a selling point and a maintenance issue. Original timber sash windows, flagstone floors, exposed ceiling beams and inglenook fireplaces all appear regularly. Attractive, yes, but not trouble-free. Timber windows may suffer rot in the glazing bars or sills, while open fireplaces can have flue defects that create safety concerns. Our Level 2 Survey checks these features carefully and records their condition in detail.

All sales in West Putford in 2024 were detached homes, so buyers here are less likely to deal with the shared wall issues seen in more urban areas. That does not mean detached period houses are straightforward. They often have more exposed roof structures, longer runs of external wall and foundations that may have settled over many decades. Our inspectors review each of these elements methodically during the survey.

• Period houses (1800-1911)
• Solid wall construction
• Traditional lime mortar
• Original timber windows
• Detached layout

Our RICS Level 2 surveys follow a careful inspection process covering the main parts of the building. In older West Putford homes, we pay close attention to original roof structures, which often show wear after more than a century. We check for damaged or missing tiles, evidence of previous leaks and the condition of the supporting timber rafters. Chimney stacks also get a close look, as they are a frequent source of defects in period properties, including cracked flues and deteriorating brickwork.

Damp turns up again and again in Devon period properties, especially those built with solid walls rather than modern cavity wall construction. Our inspectors use professional moisture meters to pick up rising damp and penetrating damp that may not be obvious on the surface. In West Putford's older homes, we regularly find problems around windows, in ground-floor rooms and in basements or cellars. North Devon's humid climate makes damp prevention an ongoing issue for owners, so our survey highlights any areas where remedial work may be required.

Homes built before 1911 often have electrical systems that are either original or have been updated badly over time. We inspect the consumer unit, the condition of the wiring and the socket outlets, and we flag anything that falls short of current safety standards. Plumbing gets the same attention. We check for corrosion, leaks and the state of hot water systems that may already be decades old. In older houses especially, electrical safety matters, because wiring may never have been brought up to modern requirements.

Energy efficiency is another part of the report, and it often matters a great deal in older homes. Period properties have plenty going for them, but modern insulation is not usually one of those strengths. Our survey points out where improvements could be made and where heat loss is likely. That is increasingly relevant as energy-efficient homes come under more scrutiny and running costs remain a concern. In West Putford, single-glazed windows and very limited wall insulation are both issues we often identify.

• Roof structure and covering
• Wall construction and condition
• Damp and rot detection
• Electrical installations
• Plumbing and drainage
• Windows and doors
• Chimneys and flues
• Garage and outbuildings

Rural West Putford offers a peaceful setting in the Torridge district of North Devon, surrounded by attractive countryside. It also brings a few practical considerations for owners. Our surveyors are used to the issues that come with country properties, including septic tanks and private drainage systems where homes are not connected to mains sewage.

In some parts of Devon, the local geology includes clay soils that can be prone to shrink-swell movement during spells of wet and dry weather. We do not have specific verified data for West Putford, but our surveyors are experienced in spotting the signs of ground movement that may point to subsidence or heave. We look for cracking in walls, sticking doors and windows, and movement in external ground levels that could affect the stability of the property.

Many West Putford properties are old enough to retain original details that are historically interesting, but not always easy to maintain. Decorative plasterwork, original fireplaces and historic garden features are all examples we may come across. Our survey comments on the general condition of these elements and flags anything that may need a specialist restorer or conservation expert.

The market in West Putford is small, with only 1 sale recorded in 2024. With so few transactions, pinning down exact values can be harder, which is one reason a survey is so useful. Our reports include a market value assessment that reflects local market conditions and recent sales evidence where that is available. That gives buyers more confidence before they commit.