RICS Level 3 Building Survey in Highampton

Across Highampton and the wider West Devon area, there is a strong architectural legacy, and many homes still rely on traditional building methods that have lasted for centuries. Those older forms of construction need informed assessment during a survey. Barton Farmhouse, a 17th-century building with rendered cob walls and a thatch roof, is a good example, because it calls for a very different approach from a modern house. Our surveyors know how to inspect traditional Devon buildings, spotting age-related wear, the effects of historic repairs, and the way older materials can influence overall structural integrity.

Prices in the village have moved sharply. According to home.co.uk listings data, properties sold for 120% more than the previous year, and current values are 19% above the 2023 peak of £469,000. With that level of growth, buyers need a full picture of what they are taking on before they complete. Our Level 3 survey highlights structural concerns, urgent repairs and hidden defects that could affect value or lead to substantial costs after purchase.

Highampton falls within the EX21 postcode area, and our surveyors know the kinds of properties found across this part of Devon. That includes older cottages in the village centre and newer schemes approved under the Highampton Neighbourhood Plan. We inspect each property on its own merits and report on its actual condition in clear detail.

The Highampton Neighbourhood Plan, adopted in May 2021, sets out an indicative level of 20 new dwellings for the parish. Approved sites include three new houses in Church Road and a single new house next to the school. Even with newer homes, a survey still matters. We can identify construction defects and finishing problems that may not be obvious at first glance, giving you a firmer view of the investment.

Traditional building methods still shape many properties in Highampton. Older homes are often built with coursed stone rubble walls, and some include granite detailing, as seen at the historic Church of Holy Cross. For survey work, that matters. Historic materials do not behave like modern ones, so understanding these methods is key to judging condition properly.

In this area, many houses have cob walls, made from earth, straw and water, then left to dry. Properly looked after, cob can last for centuries, but it is vulnerable to moisture movement and needs the right kind of upkeep. Our surveyors inspect cob walls closely for cracking, erosion and water penetration that could weaken the structure. We also set out suitable repair advice, so defects can be addressed without losing the building's historic character.

Roof coverings in Highampton are mixed, and thatch is still common on older buildings, alongside later slate and tile roofs. Barton Farmhouse shows that contrast clearly, with a thatch roof gabled to one end and hipped to the other, and a gabled slate roof to the front wing. During a survey, we look carefully at roof condition, checking thatch for deterioration, slip and pest damage, and also reviewing flashings, valleys and parapet walls, all of which can become a source of leaks if maintenance has been missed.

Age and construction type often sit behind the issues we find in Highampton properties. With cob-walled buildings, one of the main concerns is moisture ingress, because saturated earthen walls can lose structural strength over time. We look at cracking patterns that may point to movement or subsidence, and we assess the state of the render coatings that shield the cob from rain.

Thatch needs close attention during inspection. We check for deterioration, moss growth, slip in the covering, and signs of bird damage or pest infestation. Ridge thatch is especially important, as it is often the first part to wear out. We also review any sarking boards below, along with the junctions between the thatch and nearby modern extensions or chimney stacks.

Period windows and doors can bring recurring maintenance issues. We often find single-glazed units, perished putty and timber frames that are starting to fail. In our reports, we explain the repair and replacement options clearly, so you can protect the historic character of the property while keeping it weather-tight and secure.

Quite a few Highampton properties come with traditional outbuildings, barns or attached agricultural structures, and these can need just as much scrutiny as the house itself. Built in stone or cob, and often covered in corrugated metal or thatch, they may show defects such as rotten timber lintels, slipped roof coverings or wall movement affecting stability. Where access is available, we include these buildings in the survey, so you get a fuller understanding of everything included in the purchase.

A RICS Level 3 Building Survey gives you much more than a standard mortgage valuation. We structure the report so urgent defects, items to monitor and minor maintenance points are easy to distinguish. Each part of the property is covered in technical detail, with clear explanations of how defects have arisen and what remedial work may be needed. That format helps you decide what needs dealing with first and what budget may be required.

In Highampton, our reports regularly deal with problems linked to the age and build type of local homes. Cob wall condition is one example, as these walls can be affected by moisture movement and need specific maintenance methods. We also inspect thatch and slate roofs, traditional windows and period joinery, and we explain how those features can be maintained while the property stays weather-tight and structurally sound. Because we know the local construction methods, we can tell the difference between genuine structural concern and features that are simply typical of a property of this age and type.

The report also gives an overall view of condition, using a scale from Good to Poor, so the general state of the property is easy to grasp. Where we find major defects, we set out cost guidance to help with budgeting for the work. That can be very useful if you are negotiating on price or asking the vendor to deal with particular issues before completion. Our reports are accepted by all major mortgage lenders, and solicitors acting for you can rely on them as well.

Some properties in Highampton have been extended or altered in recent years, and in those cases we look at the quality of the work and whether the right building regulation approvals were obtained. This is especially relevant where the Neighbourhood Plan has supported modest development, as some homes may have been enlarged for growing families. We check compliance with current building regulations and flag any work that could need retrospective approval.