RICS Level 3 Building Survey in Lamerton

Lamerton and the wider PL19 area have seen a sharp reset over the past year, with prices down 19% on the previous year and sitting 26% below the 2021 peak of £411,595. Even so, values remain high enough to make proper due diligence worth doing, especially in West Devon villages where character carries real appeal. Many homes here were built using traditional methods rather than modern systems, so a professional survey is more than a box-tick. Buyers may have more room to negotiate, but they still need clear facts on condition before committing.

We regularly inspect Lamerton homes from the Victorian and Edwardian periods, along with older cottages that still have exposed beams, stonework and traditional slate flooring. Those features are a big part of the village’s appeal, yet they need an experienced eye. Timber floorboards, original fireplaces and older roof structures all have their own quirks. Leave a small issue alone for long enough, and it can turn into a costly job.

Planning activity around Lamerton shows there is still appetite for homes in the village. A scheme for 19 homes off Green Hill was approved in May 2024, with affordable units, open market homes and self-build plots all included. We are also seeing an outline application for up to 20 dwellings from Baker Estates on land south of The Farriers cul-de-sac. That is exactly the sort of setting where our RICS Level 3 Survey helps, whether the property is brand new or an older house, because it gives the detail needed to budget properly and move ahead with confidence.

• Period properties with traditional construction
• Listed buildings requiring specialist assessment
• Older homes with potential structural issues
• Properties with visible defects or renovation needs

There is still moderate development moving through the system around Lamerton. We have the proposal for up to 20 dwellings from Baker Estates on land south of The Farriers cul-de-sac, and the approved 19-home scheme off Green Hill from May 2024, which includes affordable units, open market homes and self-build properties. That mix says a lot about demand in this West Devon village. Different buyers want different things, and the new stock reflects that.

New-build buyers often assume a newer home means fewer worries, but a RICS Level 3 Survey still has real value. Snagging, poor detailing and building regulation compliance matters do crop up. We identify those points and give buyers leverage with the developer or builder before problems turn into expensive repairs. New homes can hide defects just as easily as older ones, so an independent view is useful protection.

The Tor View development by Bovis Homes in Tavistock gives buyers another option in the wider PL19 area. A traditional Lamerton cottage and a modern new-build are very different purchases, yet both benefit from an independent survey. Our inspectors bring the right knowledge to each, whether that means spotting common period-house problems or the usual defects in newer construction. The standard of service stays the same either way.

Local life in Lamerton is supported by a decent spread of amenities, including a fuel station and general store, a primary school, St. Peter's Church, the village hall and the Blacksmith Arms public house. Chipshop, the nearby hamlet, adds its own pub and farm shop. Tavistock is approximately 2.5 miles away and brings more shops, leisure facilities and transport links, which is part of why Lamerton suits people who want village calm without feeling cut off. Families and retirees both tend to like that balance.

The West Devon countryside around the village gives the area a strong setting, with rural walks on the doorstep and Dartmoor National Park close by. Plenty of properties enjoy open views and the benefit of being near the River Tavy, which runs through the valley. Rural living does bring practical questions, though, such as private drainage, septic tank upkeep and whether mains services are available. Our survey looks at those points as well, because they matter in village and countryside homes.

Lamerton’s housing stock reflects its history, with period cottages, Victorian and Edwardian houses, and newer developments all sitting side by side. In the area we see charming cottages with exposed beams, stonework, slate flooring and timber floorboards, alongside more recent homes. Our Level 3 Survey helps make sense of those traditional details, so buyers can judge both the character and the upkeep they may be taking on. We point out what is sound and what needs attention.

From surveying in Lamerton, we keep coming back to the same few issues. Damp is a regular one, especially in older homes with solid walls instead of modern cavity wall construction. Some period properties have failed damp proof courses, while others never had one, and moisture can then work into walls and timbers. Our inspectors know how to tell rising damp from condensation, which is important because the fixes are not the same.

Roof condition is another big concern in traditional Lamerton homes. Many older properties still rely on original coverings that are near the end of their life, with slipped or missing tiles, tired ridge tiles and damaged flashing around chimneys. Where it is safe to do so, we inspect roof spaces closely for signs of old water ingress, rot in timber rafters and purlins, and the condition of any insulation. A new roof is rarely cheap, so spotting the warning signs early helps with budgeting or negotiation.

Many older West Devon properties were built with lime mortar pointing, and it needs the right sort of care. Cement-based repairs from past years can actually trap moisture and harm older brickwork and stonework. Our reports explain how traditional buildings should be repaired, so owners do not make the sort of mistakes that spoil character or cause more damage. We can also guide on lime mortar repointing and breathable paints for period homes.