- September 23, 2026
- 594
- Lifestyle
TL;DR
- Older Devon homes offer character and heritage value, but need more upfront due diligence than new builds.
- Get a RICS Level 3 Building Survey, not a standard HomeBuyer Report — it’s built for exactly these properties.
- Check for asbestos, lead paint, and outdated wiring before you commit; these are common in pre-2000 builds.
- Confirm whether the property is listed or in a conservation area, since this affects what you can change later.
- Budget 10-15% on top of the purchase price for near-term repairs and ongoing maintenance.
- Full 10-step checklist, FAQs, and a video walkthrough are below.
Buying an older home in Devon offers a unique opportunity to own a piece of the county’s rich architectural heritage.
From charming cottages nestled in the countryside to grand Victorian estates in bustling towns, older properties exude character and history that newer builds often lack. However, purchasing an older home comes with its own set of challenges.
Whether you’re a first-time buyer, an experienced property investor, or someone passionate about preserving historical charm, this comprehensive checklist will guide you through the essential steps to ensure a smooth and informed purchase.
1. Research the Property’s History
Understanding the history of the property you’re interested in is crucial. Devon boasts a variety of architectural styles, from traditional cob and thatch cottages to Georgian and Edwardian homes. Delve into the property’s past to uncover any previous renovations, structural changes, or historical significance. This research can provide insight into potential issues and help you appreciate the unique features that add value to the home.
Tip: Visit the Devon Archives or consult local historical societies to gather detailed information about the property’s heritage and any notable past owners.
Historic England’s guide for buyers of older and historic properties is a useful starting point too, covering how a building’s age and any listed status can affect what you’re able to change later on.
2. Inspect Structural Integrity
Older homes may have underlying structural issues that are not immediately apparent. It’s essential to thoroughly inspect the foundation, walls, and roof for signs of damage or wear. Look out for cracks in the walls, uneven floors, and any signs of subsidence, which can be common in Devon’s varied landscapes.
Tip: Hire a qualified structural engineer to conduct a comprehensive assessment. Their expertise will help identify any hidden problems that could affect the safety and stability of the property.
The Royal Institution of Chartered Surveyors (RICS) recommends a Level 3 Building Survey for older or non-standard properties rather than a standard HomeBuyer Report, since it covers concealed areas like roof spaces and cellars and assesses the severity of any defects found.
3. Assess Energy Efficiency
Energy efficiency is a significant consideration, especially in Devon’s climate, which can be damp and chilly. Older homes often lack modern insulation and energy-saving features, leading to higher utility bills and discomfort during colder months. Evaluating the property’s energy performance can help you plan necessary upgrades.
Tip: Request an Energy Performance Certificate (EPC) to get an overview of the home’s energy efficiency. Consider investing in insulation, double glazing, and efficient heating systems to enhance comfort and reduce energy costs.
The gap is significant: Office for National Statistics figures show homes built before 1919 average an EPC rating of just 59.9, compared to 74.6 for homes built after 1990, and only 23% of pre-1919 properties reach an EPC band of C or higher.
4. Check for Hazardous Materials
Many older homes contain hazardous materials such as asbestos, lead paint, and outdated electrical wiring. Asbestos, in particular, was commonly used for insulation and roofing until the late 20th century. Exposure to asbestos fibres can pose serious health risks, making it imperative to address any presence of these materials during your purchase.
Tip: If asbestos is found, hiring professional asbestos removal services ensures safe handling and compliance with health standards. Don’t attempt to remove asbestos yourself, as improper handling can lead to contamination and health hazards.
The Health and Safety Executive advises that any building constructed or refurbished before 2000, when asbestos use was banned in the UK, may contain the material — commonly found in old ceiling tiles, flooring, soffits, garage roofs, and service cupboards.
5. Evaluate Roofing and External Elements
The roof is one of the most critical components of any home, particularly older properties where roofing materials may have deteriorated over time. Inspect the condition of the roof, gutters, and downspouts to prevent water ingress and structural damage. Additionally, examine the exterior walls for cracks, dampness, and the state of any traditional features like thatched roofs or stone facades.
Tip: Schedule a roofing specialist to assess the condition and lifespan of the existing roof. Consider the costs of repairs or replacement when budgeting for your purchase.
6. Plumbing and Electrical Systems
Outdated plumbing and electrical systems can be costly to upgrade and may not meet modern safety standards. Older homes often have galvanised pipes, which can corrode over time, and outdated wiring that poses fire risks. Drainage pipes need regular maintenance as well.
Tip: Conduct a thorough inspection of the plumbing and electrical systems with certified professionals. Plan for necessary upgrades, including cctv drain surveys (Plymouth) to ensure safety, reliability, and compliance with current building regulations.
7. Understand Local Planning Regulations
Devon’s diverse landscapes and historical sites mean that local planning regulations can significantly impact your renovation plans. Whether you’re restoring a period property or making structural changes, it’s essential to understand the restrictions and requirements imposed by local authorities.
Tip: Consult the Devon County Council’s planning department early in the process to discuss your renovation intentions and obtain necessary permissions. This proactive approach can save time and prevent legal complications down the line.
Listed Building Consent applications are typically decided within 8 weeks (12 weeks for Grade I and II* buildings) and carry no application fee. Historic England notes that the consent process exists to protect a building’s special interest while still allowing sympathetic change — it isn’t designed to stop you updating an older home, just to make sure it’s done in keeping with what makes it special. Devon County Council’s planning guidance is a good first stop for checking what applies to a specific property.
8. Budget for Restoration and Maintenance
Older homes often require ongoing maintenance and periodic restoration to preserve their character and functionality. It’s important to budget not just for the purchase price but also for the costs associated with maintaining and enhancing the property.
Tip: Create a detailed budget that includes estimates for immediate repairs, long-term maintenance, and unexpected expenses. Factor in costs for specialised tradespeople who have experience working with older properties.
It’s advice as old as the conservation movement itself. In the founding 1877 manifesto of the Society for the Protection of Ancient Buildings, William Morris urged owners “to stave off decay by daily care, to prop a perilous wall or mend a leaky roof by such means as are obviously meant for support or covering” — regular, honest upkeep rather than letting small problems become expensive ones.
9. Consider the Location and Amenities
Devon offers a wide range of locations, from rural villages to vibrant coastal towns. When buying an older home, consider the proximity to essential amenities such as schools, healthcare, transportation, and recreational facilities. Additionally, evaluate the neighbourhood’s safety, community spirit, and future development plans.
Tip: Visit the area at different times of the day and week to get a true sense of the community and its amenities. Engage with local residents to gain insights into the pros and cons of living in that specific location.
10. Engage Professional Inspections and Surveys
A comprehensive survey is indispensable when purchasing an older home. Various types of surveys, including condition reports, building surveys, and specialist reports, can provide detailed information about the property’s state and any potential issues.
Tip: Invest in a thorough building survey conducted by a qualified surveyor familiar with Devon’s older properties. Their expertise will help you make an informed decision and negotiate better terms if issues are identified.
Final Steps: Making an Informed Purchase
Once you’ve diligently worked through the checklist, you’ll be well-prepared to make an informed decision. Engage with experienced local estate agents who understand Devon’s housing market and can guide you through the purchasing process. Ensure that all legal aspects, such as title deeds and property boundaries, are thoroughly reviewed by your solicitor.
Tip: If you’re passionate about preserving the charm of older homes, consider joining local heritage or conservation groups. These communities can offer valuable resources and support as you embark on your restoration journey.
Moving Forward with Confidence
Purchasing an older home in Devon is a rewarding endeavour that combines the beauty of historical architecture with the opportunity to create a personalised living space. By following this comprehensive checklist, you can navigate the complexities of buying older properties with confidence, ensuring that your investment is both fulfilling and secure.
We hope this guide has been helpful. If you have any additional tips or experiences to share, please let us know!
Conclusion
Buying an older home in Devon is not just a transaction; it’s an investment in history and a lifestyle that embraces character and uniqueness. By carefully considering the structural integrity, energy efficiency, and potential hazards such as asbestos, you can make a well-informed decision that safeguards your investment and enhances your living experience. Use this checklist as your roadmap to navigate the process with ease, ensuring that your dream Devon home becomes a reality without unexpected setbacks.
Frequently Asked Questions
Is it worth buying an older home in Devon?
For many buyers, yes. Older Devon properties often come with more character, larger plots, and established locations than new builds, and features like thatch, cob, and stone are part of the county’s protected heritage. The trade-off is higher maintenance costs and the need for careful due diligence on structural condition, energy efficiency, and hazardous materials before you commit.
What survey should I get for an older or listed property?
A full RICS Building Survey (Level 3) is recommended for anything older than the 1930s, rather than a standard HomeBuyer Report. It goes into far more depth on structural movement, damp, and roof condition, which matters more for period properties than for modern ones.
Do I need planning permission to renovate an older home in Devon?
It depends on whether the property is listed or sits within a conservation area. Listed buildings and those in Devon’s conservation areas typically require Listed Building Consent for even minor changes, so it’s worth checking with Devon County Council’s planning department before you exchange contracts, not after.
How much should I budget for renovating an older property?
Beyond the purchase price, it’s sensible to set aside 10-15% of the property’s value for near-term repairs and ongoing maintenance, particularly for roofing, damp-proofing, and bringing electrics and plumbing up to modern safety standards.
How can I tell if an older home has damp or structural problems before buying?
Visible signs include cracked or bowing walls, uneven floors, musty smells, and staining around windows or chimneys. Many issues aren’t obvious to the untrained eye though, which is why a specialist structural survey, not just a valuation survey, is essential before buying.
