RICS Level 3 Survey Broadclyst

A RICS Level 3 Survey is the deepest level of inspection we offer for residential property. Our inspectors carry out a close examination of all visible and accessible parts of the building, from the roof structure, walls, floors, ceilings, doors, and windows to the services we can see, such as plumbing, electrical wiring, and heating systems. The report then sets out the property’s condition in detail, flags defects or points of concern, and explains what they mean for structural integrity and the way you plan to use the building.

Broadclyst has a large share of housing dating from before 1919, so our inspectors give traditional construction methods proper attention. Cob and local red sandstone need specialist eyes, and we assess them accordingly. Solid walls, dampness that often affects older homes, and timber parts for woodworm or rot all come under scrutiny. We also look at traditional roofs, whether slate, tile, or thatch, which are a familiar sight in the village’s historic properties. On St. Martin's Lane, or near the village green, we know the kinds of defects that tend to show up in these buildings.

Newer homes at places such as Broadclyst Gate or Blackdown Meadow call for a different kind of survey. We look at modern build methods, cavity wall insulation, contemporary roofing systems, and recently fitted fixtures and fittings. Even a new build can have defects, so a detailed inspection gives you a clearer picture of what you are buying. We also highlight any areas where building regulations may not have been fully complied with, which can save trouble later. Having surveyed many homes on both the Taylor Wimpey and Bovis developments, we know the issues that crop up in these younger properties.

We also cover the Broadclyst Conservation Area, which takes in the historic village centre around St. Peter's Church. For a listed cottage or period property, our report adds guidance on what listed building status and conservation area controls mean in practice. That includes advice on alterations that may need Listed Building Consent from East Devon District Council, and how those restrictions could shape what you do with the property in future.

• Structural elements and overall condition
• Dampness and timber defects
• Roofing and rainwater goods
• Extensions and alterations
• Conservation area considerations
• Services and utilities visible inspection

Beneath Broadclyst, the ground brings its own problems, and we know them well. The Mercia Mudstone Group is made up of clay-rich mudstones and siltstones, and they shrink and swell with changes in weather. After a dry spell, then heavy rain, the clay can expand and contract, which may lead to foundation movement and structural stress. That matters most where shallow foundations sit on clay soils, which is common across the parish. We look for cracking patterns, doors and windows that bind, and gaps around frames. Foundation movement has turned up in properties we have inspected on several occasions, especially in the drier summers that have become more frequent in recent years.

Flood risk in Broadclyst adds another layer to the picture for buyers. The River Clyst and its tributaries run through the parish, and that creates river flood zones in the lower-lying parts. Homes close to the stream through the village centre, or down towards the A396, can face a particular risk. Surface water flooding is also a concern where drainage falls short, especially after heavy rain. A property in a flood-risk area may have hidden damage to foundations, walls, or internal structures from past flooding, even if it looks dry on the day. Our surveyors look for signs such as dampness, water staining, floor levels, skirting boards, and external ground levels.

Broadclyst village centre sits within a conservation area, and that brings planning restrictions with it. Owners may find that some changes are not straightforward. Our reports explain the conservation area status and what it might mean for future alterations. Listed buildings need even more care, and there are many in the village centre, including the Grade I listed St. Peter's Church and numerous Grade II listed cottages and farmhouses. We set out which works could need Listed Building Consent and point out visible alterations that may have gone ahead without the right approval, something that can cause headaches when it is time to sell.

Tree roots are another structural issue we assess carefully in Broadclyst. There are plenty of mature trees, especially around the Killerton Estate and along the lanes leaving the village. On the clay soils of this part of East Devon, roots can pull moisture from the ground, the clay shrinks, and subsidence can follow. We check how close trees sit to buildings, look at foundation walls for movement, and recommend root barrier systems or monitoring where that is sensible. Woodbury Lane and the older parts of the village, where established trees stand close to traditional cottages, are classic examples.

• Foundation movement from clay soils
• River and surface water flood risk
• Dampness in solid wall properties
• Timber decay in older constructions
• Conservation area planning constraints
• Listed building considerations

Our inspections in Broadclyst keep bringing the same recurring issues to the surface. Dampness is one of the most common, especially in older homes with solid walls. Rising damp can appear where damp proof courses are missing or damaged, while penetrating damp often comes from weather exposure, failed gutters, or damaged rendering. Condensation is common too, particularly in properties with poor ventilation where modern double glazing has been fitted without enough airflow. We check walls for staining, mould growth, and salt deposits that point to an ongoing damp problem. In cob-built properties, which are fairly common in the older parts of the village, we pay close attention to the render, because moisture getting in can seriously damage the cob itself.

Timber defects are another regular finding in Broadclyst surveys. Woodworm can affect any property with wooden elements, while wet and dry rot both develop where dampness is present. Traditional timber-framed buildings in the village centre need careful assessment of the frame, especially where moisture may be getting in. Our surveyors probe accessible timber to judge its condition and identify any parts that need treatment or repair. We have found woodworm in roof timbers across all age ranges, including relatively modern houses where the treatment history is unknown.

Roof problems crop up often in our Broadclyst reports, whether the property has a traditional slate roof or modern concrete tiles. Lead flashing defects are especially common, and deterioration can let water in at penetrations and valleys. Missing or slipped tiles, damaged ridge tiles, and worn mortar all leave openings for water. Gutters and downpipes often show age, blockage, or damage, which can lead to overflow and penetration into wall structures. On older homes with slate roofs, we frequently find slipped or broken slates, especially after winter storms, and we advise on the need for localised repairs.

Structural movement in older homes is often slight, but it still needs careful judgement so we can separate normal settlement from more serious concern. In Broadclyst, we have seen cases linked to the clay shrink-swell behaviour mentioned earlier, as well as properties affected by weak foundations or nearby tree activity. Our surveyors are trained to spot the signs of more serious movement, including diagonal cracking through brickwork, doors and windows that have dropped in their frames, and ceilings showing stress around ceiling joists. We set out whether the movement appears active, and what remedial works, if any, might be sensible.

• Rising and penetrating damp
• Woodworm and beetle infestations
• Wet and dry rot in timber
• Roof tile and flashing defects
• Cracking from foundation movement
• Defective gutters and drainage