RICS Level 3 Building Survey Dolton

A RICS Level 3 Building Survey, often referred to as a full structural survey, gives you an exhaustive look at every accessible part of a property. We visually inspect the roof structure, walls, floors, ceilings, doors and windows, checking for damp, rot, insect infestation, structural movement and construction defects. In Dolton, where some older cottages still reflect traditional building methods including thatch, this close level of scrutiny is especially useful. We work through each element methodically, backing up our findings with photographs and detailed notes that feed directly into the final report.

We also carry out a thorough check of the property's services, looking at the visible condition of electrical installations, plumbing, heating systems and drainage. Outbuildings, garages, boundaries and retaining walls are part of the inspection too. On the new development of 25 dwellings on the eastern edge of Dolton, made up of 17 market and 8 affordable homes, we can carry out snagging inspections alongside the standard Level 3 assessment. That lets us pick up defects in modern construction that the developer should put right before completion.

After the inspection, we send you a detailed report in plain English setting out every issue we have found, grouped by severity. For each defect, we explain what it is, why it has happened and what it might cost to repair. We do more than list problems, we make them easier to understand so you can make an informed decision on your Dolton purchase. The report also uses a clear RAG rating system, Red, Amber, Green, so the urgent items stand out straight away and the smaller maintenance jobs are easy to spot.

We also set out the practical next steps in the report, whether that means asking the seller to carry out repairs, negotiating on price, or planning ahead for future renovation work. The aim is simple. We want you to move forward feeling clear about the property and confident in your decision.

• Roof structure and covering
• Wall construction and integrity
• Floor joists and subfloors
• Damp and rot assessment
• Structural movement indicators
• Windows and doors
• Outbuildings and boundaries

Dolton has homes from very different periods, from historic thatched cottages through to modern estate houses, and each type comes with its own common defects. In older properties built before 1900, we regularly come across ageing roof structures, especially where traditional thatch or slate roofing is involved. The thatched cottages in Dolton village need specialist assessment because their construction relies on traditional building methods that differ markedly from modern standards.

Traditional Devon properties often include stone and cob walls, and these can deteriorate through erosion, failing mortar and water penetration where repointing has not been done properly over the years. We check them carefully for movement, bulging and decay that may point to structural trouble. Homes without modern damp proof courses commonly show signs of rising damp as well, especially at ground floor level where outside ground levels have crept up over decades.

More modern properties bring a different set of issues. In homes built in the late twentieth century, we often see concerns with concrete panel construction, roof truss deflections and problems with window seals and fittings. The newer houses on Dolton's eastern edge may also have snagging defects in fixtures, fittings and finishings that builders should sort out before completion. Our assessment gives you a clear picture of what you are buying, whether the place is 200 years old or newly built.

How a property in Dolton was built often explains the kind of defects we find during a survey. Across the village and the surrounding area, there is a mix of construction types shaped by the historic development of this part of North Devon. Older homes usually have solid walls made from local stone or cob, finished with lime mortar pointing, and that needs to be judged very differently from modern cavity wall construction.

Thatched roofing is still one of the standout features of Dolton's older housing stock, and there is at least one Grade II Listed thatched cottage confirmed in the village centre. These homes need specialist knowledge if they are to be assessed properly, because thatch has a different lifespan and different maintenance demands from modern tiles or slate. Our surveyors know the issues that matter with thatched properties, including ridge deterioration, spar loss and the condition of the underlying sarking boards.

Quite a few period properties in the area were built with foundations that would be considered minimal by today's standards, and in some ground conditions that can lead to movement. We did not find specific shrink-swell clay data for Dolton, but across North Devon properties can still be affected by ground movement, particularly where trees sit close to foundations. With that in mind, we inspect for signs of past or ongoing movement that could affect the building's structural integrity.

Your survey report comes as a detailed document that is straightforward to work through. It opens with a property summary covering the main construction details, approximate age and any relevant permissions we can verify. That opening section gives the rest of the report some context and helps frame expectations about the property you are buying. From there, the main body moves through each area systematically, with our findings supported by photographs that clearly show any defects.

In Dolton, we give particular attention to the issues that come up again and again in traditional Devon construction. That means checking the condition of thatch roofing where it is present, looking closely at the structural stability of cob or stone walls in older village properties, and watching for damp in homes that may not have modern damp proof courses. Every section carries a clear RAG rating, Red, Amber, Green, so you can quickly see which matters need urgent attention.

At the end of the report, we draw together the urgent matters that need immediate attention, then set out the wider renovation or maintenance items you may need to deal with over the coming years. We also include cost guidance for major repairs, although we always advise getting quotes from local Dolton contractors for accuracy. That gives you solid information for negotiating well or budgeting sensibly for the home. If the property will need listed building consent for any proposed works, we can flag that in the report and explain the implications.