RICS Level 3 Survey in Blackawton

Most homes in Blackawton were built in the Victorian and Edwardian periods, so they tend to use traditional materials and methods that are very different from modern construction. Solid walls, local stone, render finishes and slate roofs are all common, and each one needs specialist knowledge if it is to be assessed properly. Our Level 3 Survey gives that depth of inspection, looking at every accessible part of the property to pick out defects, likely future problems and repairs we would suggest. Across the South Hams, our team has plenty of experience with cob walls and local stone masonry.

Across the South Hams, our inspectors survey homes in the villages around Blackawton, including Stoke Fleming, Dittisham, Strete and Stokenham. Local geology and weather can be hard on older buildings, especially where damp is finding its way through solid walls or traditional lime mortar pointing is starting to break down. Every report comes with clear photographs and straightforward recommendations, with urgent repairs put ahead of cosmetic matters. In a Blackawton cottage, we always keep an eye on original details such as flagstone floors, inglenook fireplaces and exposed ceiling beams.

Prices in Blackawton have moved around quite a bit recently, with reported falls ranging from 3.9% to 21% over the past year depending on the source. That makes it even more important to know what condition a place is really in before you commit. Our reports usually pick up between 80 and 150 defects across different types of property, from minor maintenance jobs through to structural concerns that could affect safety or day-to-day use. In the TQ9 postcode area, where only 30 properties have sold over the last ten years, each purchase is a major decision and deserves proper due diligence.

For Blackawton homes that are now more than 100 years old, the detail in a Level 3 Survey really matters. Many have had a complicated life of alterations and repairs, and not all of that work will line up with current building regulations. We highlight any non-compliance that may affect insurance or future saleability, so it can be dealt with before completion rather than after.

• Comprehensive structural assessment
• Detailed defect identification
• Priority-coded repair recommendations
• Market value commentary
• Building regulation compliance check

In the Blackawton area, properties built before 1911 often show a familiar set of defects that our surveyors check carefully. Rising damp is one of the most common, because many period homes either never had a damp-proof course or now have one that has failed over time. Our inspectors use moisture meters to measure damp levels throughout the house and then advise on the right remedy, whether that means a new chemical damp-proof course or better ventilation to tackle condensation. In the older cottages around Blackawton, we often find damp in solid stone walls, especially at ground floor level where groundwater can work through the foundations.

Timber problems are another major concern in Blackawton’s older housing stock. Homes of this age usually have timber floor joists, original window frames and traditional roof structures, all of which can suffer from woodworm or wet rot. Our surveyors physically probe suspect timber to assess its condition and to find any active infestation that needs treatment from a specialist contractor. We have come across active woodworm in original floorboards and roof timbers in many Blackawton properties, particularly where modern window installations have reduced ventilation. Roof inspections often reveal slipped slates, deteriorated leadwork and rusted valley gutters, all of them common in properties with original slate roofing that has seen years of South Devon weather.

Any property can move, but older Blackawton buildings may show signs of historic movement or ongoing subsidence, especially when they sit on clay soils that swell and shrink as moisture levels change through the seasons. Our Level 3 Survey looks closely at walls, ceilings and foundations, and we note any cracking patterns that could point to a serious structural issue needing further investigation by a structural engineer. Cracks around window and door openings get particular attention, as do signs of differential movement between neighbouring walls. We also see movement linked to tree roots in the area, especially where mature trees sit close to foundations.

Outdated electrics and inefficient heating turn up often in Blackawton’s period properties. A lot of homes still have original wiring that would not meet current regulations, so we regularly suggest a full electrical inspection by a qualified electrician before completion. Old heating systems, often open fires or ageing boilers, are just as common and often need replacing or upgrading. Our surveyors record visible pipework and assess any central heating installation, flagging concerns about age, condition and compliance with current standards.

• Rising and penetrating damp
• Timber rot and woodworm
• Roof slate deterioration
• Structural movement and subsidence
• Outdated electrical systems
• Inefficient heating and insulation

With Blackawton prices showing some volatility, and reported decreases ranging from 3.9% to 21% over the past year depending on the source, it has never been more important to understand the real condition of a purchase. A Level 3 Survey usually costs between £600 and £1,200, depending on the size and value of the property, which is less than 0.3% of the average property price in the area. For a relatively small outlay, you may uncover defects that would cost thousands to put right. We have seen homes where the survey identified repairs worth over £20,000, well above the cost of the survey itself.

In the South Hams, many buyers have found serious issues through our Level 3 Surveys that were not obvious at viewing. Hidden timber rot, structural cracks masked by decoration and outdated electrics that would need costly rewiring are all common findings. Our surveyors have also flagged homes needing immediate structural work, which can save buyers from expensive and dangerous surprises after completion. On one recent Blackawton survey, we uncovered major rot in roof timbers hidden beneath slate tiles, and the vendor had no idea how far the problem had gone.

There are only around 30 property sales in the Blackawton area, with approximately 30 properties sold in the TQ9 7FN postcode sector over the last ten years, so each purchase is a serious decision and there is limited comparable data to work from. Our Level 3 Survey gives you the technical due diligence you need when buying into a relatively illiquid market. We help you see exactly what you are taking on, along with the maintenance and repair costs you may face afterwards.

Many Blackawton buyers are moving from urban areas and are not used to the specific demands of owning a period property in a rural South Hams village. We explain technical issues in plain English and give practical advice on what to expect from the home. From the need for regular repointing of lime mortar to the importance of keeping older buildings properly ventilated, our reports help you get ready for ownership.