RICS Level 3 Building Survey in West Putford

West Putford is marked by a stock of traditional Devon homes. A good number were built in cob, using earth, straw, and other materials to form thick, solid walls. They may have lasted for centuries, but they still need careful inspection by surveyors who know the typical cob-related problems, including damp penetration, erosion, and the effect modern renovation work can have on traditional structures.

Another hallmark of West Putford housing is the thatched roof. Our inspectors look closely at the condition of the thatch, judging the age of the material, checking for water ingress, and picking up any structural concerns in the roof framework below. That matters because decay in thatch is often not obvious without specialist knowledge. We pay particular attention to ridge slippage, sodden thatch near chimneys, and deterioration at the roof verges, where water often gets in.

Ground conditions add their own complications in West Putford. The clay-rich soil beneath the village can create real risks for foundations, especially in drought or after heavy rainfall. As part of our Level 3 survey, we make a thorough assessment of the foundations and any movement linked to clay shrinkage or expansion. We look for cracking, distortion, and other warning signs of subsidence or heave. That includes the familiar diagonal cracks around window and door openings, gaps between walls and ceiling joists, and doors that no longer shut properly.

The village also has plenty of stone-built farmhouses and converted agricultural buildings, and they come with a different set of inspection issues. These properties often feature materials including local Devonian sandstone, red brick quoins, and timber frame elements. Our team knows how those materials behave together and where defects tend to show up, especially at junctions between different construction types, where movement is often found.

• Cob and thatch construction expertise
• Detailed foundation assessment
• Roof structure inspection
• Drainage and damp investigation
• Stone and traditional brick assessment
• Movement and subsidence monitoring

Few places present geological risks quite like West Putford. The clayey and loamy soils here have a high shrink-swell potential, so they expand noticeably in wet conditions and contract in dry ones. Over time that repeated movement places steady pressure on foundations and can lead to subsidence or heave damage. Our inspectors are trained to spot the usual signs, such as wall cracking, sticking doors and windows, and visible gaps that show the building has shifted.

Clay shrink-swell behaviour is regarded as the most damaging geohazard in Britain, and in West Putford the subsoil is principally clay. During long dry spells, the ground contracts and foundations may settle unevenly. Once wetter weather returns, the clay expands again and can push those foundations upward. Over years, that cycle can cause serious structural damage, especially in older West Putford homes with shallow foundations. Our surveyors look closely for evidence of ongoing movement and assess whether earlier damage has stabilised or whether the risk remains.

In the EX22 7UZ postcode sector, values have shifted in recent years, falling by approximately 13.7% since August 2022. That may reflect wider market conditions, but it also makes a thorough survey more useful for buyers. Knowing the true condition of the property puts you in a stronger position to judge the price and weigh up any defects that could need substantial spending. In a market where homes can sit below previous peaks, survey findings often show whether a bargain is genuine or whether hidden problems will wipe out the apparent saving.

West Putford's traditional stone-built properties need a specialist eye as well. The soft red and yellow bricks often seen in Devon were locally sourced and can vary quite a bit in quality and durability. Our surveyors inspect the pointing, mortar condition, and any signs of structural movement that might suggest trouble in load-bearing walls. We also give practical maintenance advice to help protect these historic buildings for future generations. Where properties are built with Devonian limestone and sandstone, we assess them with care, as both can deteriorate in West Putford's maritime climate and driving rain.

Some defect patterns come up again and again in West Putford, and buyers are better off knowing about them before they commit. Thatched roofs can look charming, but they need routine maintenance and, in time, replacement every 30-50 years depending on the material used. We often find deterioration at the ridge, where exposure to the weather is greatest, and at the verges, where failed mortar can allow water penetration.

Cob walls have proved their longevity, but they are still vulnerable to damp ingress, especially at ground level where rainwater splashes back from paths and patios. Our surveyors know how to tell the difference between surface dampness and more serious issues within the wall core. We also look for burrowing animal damage, which can create major problems in cob construction, and we assess whether earlier repairs used unsuitable modern materials that trap moisture.

Of all the problems we see in West Putford, clay-related foundation movement is often the most serious. Homes built on the clay-rich soils around the village may show classic subsidence signs, including cracked walls, lifted brickwork, and distorted window frames. Our Level 3 survey considers those symptoms in detail and advises whether the movement appears historic and stable or whether a structural engineer should investigate further because it may still be ongoing.

Windows and doors in traditional West Putford homes often show the effects of settlement over many decades. Sash windows may stick or fail to run smoothly, and door frames can twist as the building shifts. We assess whether that is simply cosmetic or whether it points to more significant structural movement, then give practical advice on repair options that still respect the character of the building.