RICS Level 2 Survey in EX20

EX20 is a large and varied postcode covering Okehampton and a wide arc of Devon countryside stretching towards and around the northern edge of Dartmoor National Park. Okehampton itself is a small market town with a broad range of housing - from Victorian terraces in the town centre to postwar semis and newer estates on its outskirts. Beyond the town, buyers will encounter farm conversions, thatched cottages, stone longhouses, and traditional Devon farmsteads.

According to Rightmove data, the overall average house price in EX20 over the past year stands at £314,624. This is 2% down on the previous year and 1% below the 2023 peak of £318,799. Detached homes, which account for the largest share of sales, average £404,540. Semi-detached properties average £268,972 and terraced homes average £225,625. Zoopla places the average sold price slightly higher at £342,574, reflecting different data samples and time windows.

Transaction volumes fell significantly over the past year - 270 sales were recorded in EX20, down 57.78% compared to the prior period according to HM Land Registry data analysed by Property Solvers. That sharp fall in volume makes individual due diligence more important, as there are fewer comparable sales to rely on when assessing whether a price is fair.

New build activity is present but limited. Barratt Homes is delivering Okement Park, a development of three-bedroom semi-detached homes approximately one mile from Okehampton town centre. Prices start from £289,995, and homes include photovoltaic solar panels. Even for new builds, a snagging survey is worth considering before legal completion.

Every region has its own pattern of common defects, shaped by local geology, climate, and the age and type of housing stock. In EX20, our surveyors regularly encounter the following issues - each of which a RICS Level 2 Survey is designed to identify and bring to the buyer's attention.

• Damp penetration in solid-wall properties: Cob and stone walls rely on lime-based mortars and renders that allow moisture to evaporate. Where Portland cement has been applied as a later repair, it traps moisture inside the wall, leading to internal damp and deterioration of the original material.
• Roof condition issues: Older slate roofs develop slipped or cracked slates over time. Where valleys, flashings, and ridge tiles are not maintained, water ingress follows. Our surveyors inspect roofs from ground level using binoculars and, where accessible, from within the roof space.
• Subsidence and ground movement: Shrink-swell clay soils are found in river valleys across the EX20 area. During dry periods clay contracts; during wet periods it expands. This cycle can crack foundations and cause visible movement in walls. Properties near the River Okement or its tributaries may also face flood-related ground saturation.
• Timber defects: Wet rot, dry rot, and woodworm are found in roof timbers, floor joists, and window frames of older Devon properties. Our surveyors check accessible timbers and recommend further investigation where deterioration is suspected.
• Outdated electrical and plumbing installations: Many properties in EX20 still have older consumer units, aluminium wiring, or lead or iron pipework that does not meet current standards. We note these systems and recommend testing or upgrading as appropriate.
• Radon risk: As noted above, EX20's proximity to Dartmoor granite means radon is an issue buyers must actively investigate.

Flood risk is a material consideration for many EX20 properties. The River Okement flows through the town of Okehampton, and its tributaries extend into the surrounding countryside. Properties in low-lying positions near these watercourses face a risk of fluvial flooding during periods of prolonged or intense rainfall. The topography of Devon - steep-sided valleys with relatively impermeable upland soils - means that rivers can rise quickly after heavy rain.

Surface water flooding is a separate but related risk, affecting properties where drainage systems are overwhelmed. Areas of Okehampton and nearby settlements that sit in valley positions or at the base of slopes are particularly exposed to surface water movement during storm events.

Our survey report notes any visible evidence of water ingress or past flooding - tide marks, damaged flooring, or damp at low levels. We also highlight where the property's position makes it advisable to check the Environment Agency flood risk map and discuss findings with your solicitor. Flood risk affects insurance costs and mortgage availability, making it an important part of overall due diligence on any EX20 property purchase.

Okehampton has a designated Conservation Area, focused on its historic town centre and the area around Okehampton Castle - a scheduled monument managed by English Heritage. Several villages within the EX20 postcode also contain clusters of listed buildings, reflecting the long settlement history of this part of Devon. Buying a listed building or a property within a conservation area carries specific responsibilities and restrictions.

Works to listed buildings require listed building consent in addition to any planning permission. This applies to alterations that affect the character of the building, including changes to windows, doors, roofing materials, and internal features of significance. A RICS Level 2 Survey will identify the current condition of these elements, but buyers of listed properties should also consider a RICS Level 3 Building Survey to get the more detailed structural assessment that such properties typically warrant.

Our surveyors note where a property is listed or sits within a conservation area, and flag any issues that could result in compliance problems or significant repair obligations. Where specialist conservation advice is needed - for example, on the repair of historic cob walls using appropriate lime mortars - we include that recommendation in the report.