RICS Level 3 Building Survey in Harford

Harford sits near the River Erme, right on the edge of Dartmoor National Park, and that setting brings some very particular points for buyers to weigh up. The local housing is a mix of traditional Devon stone properties, historic farmhouses and more modern rural homes. A good number date from the pre-1919 period, and some original buildings are 200 years or older. Character is part of the appeal, of course, but older homes often need a closer structural check to uncover defects or deterioration that would not show up in a casual viewing.

Under the surface, Harford is shaped by Dartmoor granite intrusion, with surrounding sedimentary rocks that include shales and sandstones. Clay soils formed from weathered bedrock are common here, and they can be prone to shrink-swell movement that affects foundations and other structural elements. Homes close to the River Erme can also face fluvial flood risk, especially those in low-lying spots beside the river and its tributaries. With a Level 3 survey, we look at these site-specific risks in detail and consider what they may mean for the property's long-term condition, including any subsidence or movement that may already have developed over the years.

Across Harford, traditional building materials include local grey limestone, rendered finishes and slate roofing. They give the place its distinct rural look, but they also need the right sort of assessment. Our surveyors know these older construction methods well and regularly spot issues seen in Devon properties, including stonework deterioration, mortar decay and problems with slate roof condition. That local understanding helps us give a sound assessment of the property you are considering, with recommendations that fit the building traditions of the South Hams district.

• Traditional Devon stone construction
• Slate roofing
• Clay soil shrink-swell risk
• River Erme flood proximity
• Pre-1919 housing stock
• Historic farmhouse characteristics

Age and construction type tend to leave a fairly recognisable mark on Harford properties. One of the defects our surveyors see most often is stone wall deterioration, especially in buildings put up before 1919. Traditional local limestone can weather badly over time, with frost damage and erosion to mortar joints adding to the problem. We also come across plenty of earlier repairs carried out with unsuitable materials or methods, and those can trap moisture and speed up decay rather than solve it. In our Level 3 survey, we check pointing carefully, look for bulging or movement in the walls, and assess the overall structural soundness of the stonework.

Roofs deserve close attention here. Many Harford homes have traditional slate roofs and, although slate is durable, we still find slipped or broken tiles, worn lead flashing and trouble around valley gutters where water gathers. Because properties on the Dartmoor fringe are exposed, roofs can be more vulnerable to wind damage and storm penetration. We do not stop at the outer covering either, we also inspect the internal roof structure for signs of past leaks, timber decay or inadequate support that may not be obvious from ground level.

Clay soils are widespread in the Harford area, so we always give foundations and subsidence the attention they deserve. Movement linked to shrink-swell behaviour can show up after periods of drought or heavy rainfall. We watch for the usual clues, cracks in walls, doors that stick or do not close properly, and other signs of differential movement. In lower-lying positions near the River Erme, there may also be a history of flooding or an ongoing future risk, so we review drainage arrangements and look for any evidence of water damage.

• Stone wall deterioration
• Roof slate condition
• Foundation movement
• Drainage issues
• Timber decay in roof structures
• River flood risk assessment

Harford's housing stock is very much shaped by its rural character and agricultural past. Around 50-60% of properties are detached homes, often set in generous plots with views across the South Devon countryside. Semi-detached homes account for roughly 20-30%, while terraced houses make up 10-15%. Flats are exceptionally uncommon in the hamlet, with less than 5% of properties being apartment style, which says a lot about the area's low-density rural pattern. Because there are so many larger detached buildings, survey fees in Harford often sit towards the higher end of the normal range, reflecting the extra time and expertise needed for a proper inspection.

The age profile in Harford covers several periods. About 40-50% of homes date from the pre-1919 era, including historic farmhouses and traditional cottages built from local stone, often retaining exposed beams, flagstone floors and period fireplaces. Development between 1919-1945 was limited, leaving just 5-10% of properties from that period. Post-war building from 1945-1980 makes up 15-20% of the stock and is usually simpler agricultural worker housing or infill development. Homes built from 1980 onwards represent 20-30%, including individual custom builds and small groups of modern houses.

Planning can be a factor here because many Harford properties sit close to Dartmoor National Park. The hamlet is not itself a designated Conservation Area, but there are listed buildings within the community, mainly historic farmhouses and cottages linked to the area's agricultural heritage. That can limit or shape what changes are possible. Our surveyors are used to inspecting homes with listed building status or within sensitive planning zones, and we can flag alterations that may need listed building consent, along with the likely implications for future renovation plans.

• 50-60% detached properties
• 40-50% pre-1919 housing
• Listed buildings present
• Dartmoor National Park proximity
• Limited modern development

Harford itself has had very little new development in recent years, though building activity has picked up more widely across South Hams, especially in nearby Ivybridge. Newer homes bring a different set of inspection points from the traditional stone buildings that define much of Harford. Modern methods such as timber frame construction and newer insulation standards can each come with their own weaknesses, and our surveyors know what to look for. Even a new build can hide defects caused by workmanship errors, material shortages or design oversights that only show up under a detailed survey inspection.

For anyone looking at a newer home in the wider Harford area, a Level 3 survey can still be well worth having. Newer properties are not automatically free of problems. We examine everything from the quality of window installation to the performance of damp-proof courses and ventilation systems, and we also consider whether the home appears to have been built in line with relevant building regulations. If the developer has provided warranties, we review whether they look valid and transferable. That detail helps protect your investment, whatever the age of the property.