RICS Level 3 Building Survey in East and West Buckland

In East and West Buckland, our inspectors bring a close knowledge of local building methods and the issues that affect homes across this part of North Devon. Traditional buildings here were put together with materials and techniques that sit a long way from modern housing, so local experience really matters. We look at every accessible part of the property, from the roof structure right down to the foundations, and set out a clear picture of its current condition. Having surveyed hundreds of properties across the South Molton and Barnstaple areas, our team has hands-on knowledge of how traditional Devon construction stands up in the local climate.

The Level 3 Survey is the most detailed assessment available under RICS guidelines, and it suits the older, non-standard homes that make up much of the East and West Buckland housing market. A basic mortgage valuation does not do the same job, because this survey looks at the actual condition of the property and points out defects, repairs, and maintenance matters that may need attention. We also give practical guidance on which remedial works should come first, together with estimated costs, so future spending can be planned properly. That level of detail means you know exactly what you are buying before you commit financially, rather than finding unexpected repair bills later on.

Traditional stone walls, cob construction, and lime-rendered finishes are common in East and West Buckland, and each needs specialist knowledge to judge properly. Our surveyors understand how these materials behave in the local climate, the damp Atlantic air, the exposure on higher ground, and the freeze-thaw cycles seen during North Devon winters. That helps us spot rising damp, timber decay, and structural movement that a less experienced inspector might miss. We also check private drainage systems, which are common in rural locations where properties are not linked to mains sewage. Because the parish has steep, undulating ground, drainage can be affected by the way water moves across, and away from, each property.

Local geology matters too. East and West Buckland lies on Devonian slate and shale bedrock, which is usually stable, but can still bring particular challenges when paired with hilly terrain. Homes on slopes may sit on different foundation conditions depending on the rock beneath them, and our surveyors know what to look for when assessing those ground conditions. We also take account of historic mining activity in some parts of North Devon, checking for any ground instability or legacy problems that could affect the property.

• Thorough inspection of all accessible structural elements
• Detailed assessment of construction type and materials
• Identification of defects, decay, and damage
• Cost guidance for remedial works
• Advice on urgent repairs and maintenance
• Specialist assessment of historic/non-standard construction
• Assessment of drainage and soakaway systems
• Evaluation of any listed building considerations

Several recurring problems show up again and again in East and West Buckland, and our surveyors regularly pick them up during inspections. Traditional stone and cob walls across the area often have no modern damp-proof course, so they can be vulnerable to rising damp, especially where external ground levels have been raised over time or vegetation is touching the walls. We check for signs of damp penetration and assess how effective any existing damp-proofing measures are. Where cement render has been applied to historic cob walls, we often find moisture-related damage that can be expensive to put right properly using traditional methods.

Roofing defects are another familiar issue here, especially where original slate roofs are now nearing, or have passed, their expected lifespan. Our inspections look for slipped or missing slates, worn pointing, failed flashings, and any sign of timber rot in the roof structure. Given the age of the housing stock, some historic roof timbers may have been treated with substances now viewed as unsuitable, and we identify any risks linked to that. North Devon is exposed to strong winds, particularly on elevated sites, which speeds up the wear of roofing materials. We check that flashings and verges are secure and correctly detailed so water cannot get in.

In older homes, structural movement is often a key concern, especially on the sloping ground that characterises parts of the parish. A certain amount of historic settlement is normal in period buildings, but we look closely at whether movement is ongoing and whether previous repairs have dealt with it properly. Our surveyors examine differential settlement, cracking patterns, and the condition of any structural repairs carried out over the years. Some properties have had historic movement dealt with by modern fixes that can do more harm than good, and we identify those too.

Drainage deserves close attention in this rural setting. Many homes depend on private septic tanks and borehole water supplies, both of which need careful checking. We inspect the septic tank, look at whether drainage fields are working as they should, and advise on any maintenance or upgrade needs. Steep ground can lead to surface water runoff problems, so we assess how well the property handles stormwater. Homes near watercourses or in valley bottoms may face extra flood risk issues, although East and West Buckland is generally in Flood Zone 1.

• Rising damp in traditional walls
• Roofing defects and timber decay
• Structural movement and settlement
• Private drainage systems
• Stone and cob wall condition
• Electrical and plumbing age
• Inappropriate modern alterations to historic fabric
• Surface water management on sloping sites