RICS Level 3 Survey in Bickleigh

Bickleigh’s property market has been notably strong, with house prices up 33% over the past year and now 125% above the 2020 peak. Against that backdrop, a RICS Level 3 Survey is a sensible step for buyers. The village owes much of its appeal to its setting in the Exe Valley, useful local amenities, and easy commuting links to larger towns. We understand that buying in Bickleigh is usually a major commitment, so our surveys are written to give the detail needed for a clear decision. With the average property value above £1 million, the survey fee is small compared with the risk of missing a serious issue.

Bickleigh’s housing stock brings its own set of surveying issues. The village has plenty of period homes, from thatched cottages to historic farmhouses in the conservation area. These older buildings need surveyors who know cob, stone and timber-framed construction. Our team regularly looks over Grade II listed buildings here, and we understand the day-to-day demands of heritage ownership, from listed building rules to the upkeep of original features. Historic alterations are common in Bickleigh, and we know how to judge lime mortar pointing against modern cement render.

The River Exe cuts through Bickleigh, giving the village its views and, for riverside homes, a flood question or two. Our surveyors look closely at drainage, flood indicators and any trace of damp or water damage in valley properties. We also consider the local geology and soil conditions that affect foundations in the South Hams district. A house on the valley floor near the river may need a different footing from one on higher ground near the village centre, so we pay attention to subsidence and movement signs.

Bickleigh’s conservation area status brings extra rules for owners. Around the main road and the historic core, many properties are subject to planning controls that limit what can be altered. We check for earlier changes that may have gone ahead without proper consent, because that can become awkward later, whether you are selling or planning further works. Our surveyors also look at the features that give the area its character, including thatched roofs, traditional windows and original stonework.

• Thatched roof condition and maintenance
• Damp and rot in timber-framed structures
• Structural movement in period walls
• Conservation area restrictions
• Drainage and flood risk assessment
• Foundation and subsidence indicators

Bickleigh has a broad mix of homes shaped by its long Exe Valley history. Over the past year, the majority of properties sold in the area have been terraced houses, with larger detached homes next. The terraced stock usually dates from the Victorian or Edwardian periods, with original fireplaces, cornicing and timber sash windows still in place. They often sit at the more accessible end of the market, and terraced homes average around £270,000. Many have been updated bit by bit over the years, so our surveyors check that modern work has been done properly.

Detached homes in Bickleigh sit at the premium end, with an average of £3.15 million that reflects both the village’s appeal and the standard of housing available. Many are substantial period properties set in generous gardens, with thatched roofs, exposed beam ceilings and original stonework. Those homes particularly benefit from a RICS Level 3 Survey, given the size of the outlay and the upkeep involved in older buildings. We often find outbuildings, annexes or converted barns that need their own careful look.

The conservation area designation protects many of Bickleigh’s most attractive properties, from thatched cottages to historic farm buildings. Within it, planning controls can affect alterations, extensions and even routine repairs. Our surveyors know how those restrictions work and can talk through the way they might affect your plans. We also look for non-compliant alterations that could complicate insurance or future saleability. Traditional boundary walls, heritage windows and original roof materials all get close attention.

Outside the village centre, properties in the countryside around Bickleigh can bring a different set of questions. Farmhouses and rural homes often come with larger plots, outbuildings, septic tanks or private drainage systems that need separate assessment. Our surveyors are used to judging those features and can point you towards any specialist investigations that may be needed. Access arrangements, easements and rights of way can also matter in the Exe Valley, and we take those into account.

After inspecting many properties in Bickleigh and across the Exe Valley, our team has a good feel for the issues that crop up most often. Thatched homes are beautiful, but they need regular care and specialist judgement. We often come across deterioration in the thatch, especially on south-facing roof slopes where the weather hits hardest. We look at the condition of the thatch, when it was last re-roofed, and whether patches or repairs are visible before we form our view.

Damp and timber decay are common worries in Bickleigh’s older houses, particularly where solid walls have been used instead of modern cavity wall construction. Buildings made from solid stone or cob depend on being able to breathe, and problems can follow if insulation or damp-proofing has been added badly. Our surveyors know how to judge the breathability of traditional walls and spot trapped moisture that could lead to rot or structural issues later on. We also inspect timber-framed sections for woodworm, wet rot or dry rot, especially where beams or wattle and daub infill panels are exposed.

We examine structural movement carefully in Bickleigh’s period properties. Older buildings were built to different tolerances from modern homes, so some movement over time is normal. The point is knowing when it has settled and when it is still active. Our surveyors pay close attention to houses on the valley floor, where ground conditions may be less stable, and we inspect foundations, walls and chimney stacks for cracking or distortion that could call for further investigation.