RICS Level 3 Building Survey Ashburton

Ashburton has a large stock of older period homes, and many sit within the town's Conservation Area, designated in 1971. These buildings were put together using methods and materials that are very different from modern practice, so a close inspection really matters. Our surveyors know the common issues that affect older Devon properties, from failing stonework and historic roof structures to the wear that decades of weather can leave on traditional buildings.

Detached property values in Ashburton average £449,365, with terraced homes at £328,143 and semi-detached houses at £312,938. With sums like that on the line, a RICS Level 3 Survey is a sensible safeguard, picking up defects that might otherwise stay hidden until repair bills start to mount. It is especially useful for homes that have been extended or altered over the years, as our inspectors can check whether earlier work meets current standards and whether it has created any structural concerns.

Prices in Ashburton have been moving strongly, rising by 9% over the past year and now sitting 3% above the 2023 peak. That sort of market activity can make buying competitive, so it pays to know exactly what you are taking on. A survey gives you room to negotiate if major defects turn up, which can save thousands in repair costs or give you the chance to ask the vendor to deal with issues before completion.

Because the town sits on the edge of Dartmoor, plenty of properties are on slopes or on older ground that behaves differently from modern building land. Our surveyors understand the way local topography affects a house, from drainage patterns to the stability of older foundations. We have inspected many properties in St. Lawrence Lane, North Street, and the streets around the town centre, so we know how buildings perform in different parts of Ashburton.

Drawing on our experience across the Teignbridge area, we see a handful of problems again and again in Ashburton homes. Stonework deterioration is probably the most frequent, especially in properties built from local limestone or granite. Over time the mortar can break down, leaving gaps, letting in water, and sometimes creating instability where repointing has been done with the wrong cement-based mortar that traps moisture.

Historic roof construction is another point we look at closely. Many older Ashburton properties still have traditional cut timber rafters, often with pegged joints rather than modern nail fixings. Those roofs may have been re-covered several times, sometimes with heavier modern tiles that put extra strain on the original structure. Our inspectors check roof timbers for rot, insect attack, and any stress that could affect the building's weathertightness.

We often come across issues with historic windows and doors in period homes as well. Original joinery in older Ashburton houses may have been altered over time, with secondary glazing fitted or the original sashes replaced by modern units. That can help with heat loss, but it can also bring damp problems if ventilation has been cut back. Our survey looks at every window and door, checking how it opens, how secure it is, and whether there are signs of rot or decay.

Damp and condensation are common in traditional buildings, particularly where solid walls have been used instead of modern cavity construction. In Ashburton, with its fairly high rainfall and close link to Dartmoor, moisture management matters. We look at the condition of any damp proof courses, where they are present, review ventilation provision, and note any signs of penetrating or rising damp that could affect the property's condition or the way you plan to use it.

Ashburton's houses reflect South Devon building traditions, and stone construction is widespread across the town. Many properties use local Devonian limestone or granite, often laid in random rubble courses with variable thickness and pointing quality. That gives the town plenty of character, but it also creates differences in construction quality that our surveyors know to examine carefully.

The older housing stock here usually relies on solid walls rather than modern cavity construction, and wall thicknesses often go beyond 400mm. Those thick walls bring good thermal mass, but they can make insulation and moisture control more difficult. It is important to understand how they perform in situ when judging condition and planning any renovation work.

Many Ashburton homes have historic extensions and alterations, some of them done decades, or even centuries, ago. These may take the form of rear wings, outbuildings converted into accommodation, or single-storey additions. Our Level 3 Survey looks closely at the join between original and later construction, checking for movement, water ingress, or poor ties between different elements. We also consider whether historic alterations needed, or should have needed, building regulation approval.

Ashburton's Conservation Area status means plenty of properties face extra planning controls. Our surveyors know the rules around conservation area consent and listed building consent, and we give clear advice on how those designations may affect your plans for the home. If you are thinking about replacing windows, changing rooflines, or extending the building, we can point out any consent requirements in our report.

The RICS Level 3 Building Survey goes well beyond the basic checks of a Level 2 survey. Our report looks at the main structural parts of the property, including walls, floors, ceilings, and the roof structure. We assess doors and windows, inspect visible timbers for damp and rot, and review the condition of plasterwork and internal finishes.

It also covers key building services, such as plumbing, electrical installations, and heating systems, and flags any obvious safety concerns or matters that need professional attention. We examine the property's exposure to environmental risks, although our research did not identify specific local problems with mining subsidence, clay shrink-swell, or flooding in the Ashburton area.

For homes within Ashburton's Conservation Area, our surveyors give extra attention to architectural and historic features that may shape future renovation options. The report explains what work might need conservation area consent or listed building consent, so you understand the planning position before you proceed with the purchase. That level of detail is especially useful for period homes, where alterations can bring significant regulatory requirements.

We also consider the surrounding environment, from ground conditions and vegetation that could affect the building to nearby trees with root systems that may interact with foundations. Ashburton does not have a notable mining past, but we still look for signs of ground instability or unusual settlement patterns that could point to deeper problems.