RICS Level 2 Survey in EX20 3 Okehampton

The EX20 postcode area, particularly around Okehampton, features a diverse range of properties that benefit significantly from a professional RICS Level 2 survey. Many properties in this rural area are constructed using traditional methods, including solid wall construction with stone elevations and lime-based mortars. These older properties, while full of character, often present specific challenges that only an experienced surveyor can identify. Our inspectors understand the local construction practices and can spot issues that might be missed by a less specialized assessment. We have inspected numerous properties in the Okehampton area, from traditional farmhouses like those found near West Hook Farm to modern family homes in newer developments.

Properties in the EX20 3 area face particular environmental considerations that make surveys essential. The local geology around Okehampton includes areas with clay deposits that can be susceptible to shrink-swell movement, potentially affecting foundations. This is particularly relevant for properties built on or near the clay-rich soils that are found in parts of the wider Devon area. Additionally, properties near the River Okement and other watercourses may have flood risk considerations that need professional assessment. The rural nature of the area also means some properties rely on private drainage systems and septic tanks rather than mains sewerage, which require specific checks during any property inspection. Our surveyors are familiar with these systems and know what to look for when assessing their condition and compliance with current regulations.

The housing stock in EX20 includes numerous properties over 50 years old, with traditional farmhouses and period cottages forming a significant part of the local character. These older properties often require more detailed inspection due to their age and construction methods. Our surveyors check for common issues in older Devon properties, including deteriorating roof coverings, timber decay in structural elements, and the presence or absence of modern damp-proof courses. Understanding these issues before you buy can save you thousands of pounds in unexpected repair costs. The pre-1919 housing stock in this area often features construction methods that differ significantly from modern buildings, and our team understands these traditional techniques intimately.

For buyers considering properties in one of the newer developments around Okehampton, a Level 2 survey remains valuable. Even newer builds can have defects, and our survey will check the quality of workmanship, the condition of fixtures and fittings, and ensure that everything has been finished to an acceptable standard. We look for issues such as inadequate ventilation, problems with window installations, and any signs of building defects that may not be immediately obvious to an untrained eye. New build properties should not be overlooked commissioning a survey, as snagging issues are common and can be identified by a thorough inspection.

• Traditional stone construction
• Rural drainage systems
• Period property defects
• Foundation and subsidence risk
• Roof and timber condition
• Electrical and plumbing age

Our experience surveying properties throughout the Okehampton area and wider EX20 postcode has identified several recurring issues that buyers should be aware of. Damp problems are particularly common in older properties built with solid walls, where modern damp-proof courses may be absent or ineffective. The exposure to Devon's weather, particularly in more elevated positions within EX20 3, can accelerate moisture penetration in older buildings. Our surveyors check for signs of rising damp, penetrating damp, and condensation, providing clear guidance on any remedial work required. We use our experience to identify the tell-tale signs of damp that might be missed by a less experienced eye, including staining, peeling wallpaper, and musty odours that indicate underlying moisture problems.

Roof condition is another significant consideration for properties in this area. Many older properties feature traditional slate or clay tile roofs that, while durable, require regular maintenance. Our inspectors look for slipped or broken tiles, deteriorating lead flashing, and signs of timber decay in roof structures. Given the age of much of the housing stock in EX20 3, electrical wiring in many properties will not meet current standards and may require updating. We note the approximate age of electrical installations and flag any obvious concerns that should be checked by a qualified electrician. The consumer unit, or fuse box, is also inspected, and we will note if it appears outdated or does not meet current electrical safety standards.

Properties with private water supplies or septic tanks are common in the rural EX20 3 area. While these systems can work perfectly well, they require specific maintenance and may have regulatory requirements that buyers should understand. Our survey reports highlight the presence of these systems and provide guidance on what further investigations you should consider. Additionally, properties near the River Okement or in low-lying areas may have flood risk that warrants specific investigation, and we include relevant observations in our reports where applicable. We will note any evidence of previous flooding or flood damage that we observe during our inspection.

Structural movement and subsidence are concerns that our surveyors assess carefully during every inspection. While EX20 3 is not an area known for significant historical mining, the presence of clay soils in parts of Devon means that properties can be susceptible to shrink-swell movement, particularly where trees are planted near to buildings. We look for signs of movement such as cracking in walls, doors and windows that stick or do not close properly, and uneven floors. If we identify any indicators of potential structural issues, we will recommend a specialist structural engineer's inspection to provide a more detailed assessment. Early identification of structural concerns can save buyers from significant expense and stress further down the line.