RICS Level 2 Survey in Monkokehampton

The housing stock in Monkokehampton predominantly consists of older period properties, with many cottages dating from the Victorian and Edwardian eras. These traditional buildings often have solid walls rather than modern cavity wall construction, which can present different challenges regarding damp, insulation, and structural integrity. Our inspectors have extensive experience examining properties across West Devon and understand how traditional building methods perform in the local climate. We have seen firsthand how properties built with solid stone walls can be affected by the damp conditions that Devon experiences throughout the year.

Several properties in Monkokehampton are Grade II listed, meaning they have special historical or architectural significance. If you are considering purchasing a listed building, understanding the condition of the property becomes even more critical, as maintenance obligations can be significant and alterations may require listed building consent. Our surveyors will identify any issues that may affect the value of the property or lead to unexpected repair costs. We understand that buying a listed property in Monkokehampton comes with additional responsibilities, and our survey report will help you understand exactly what you are taking on.

The village sits within the broader EX19 postcode area, where property prices have remained relatively stable with only a marginal 0.1% decline over the past year. Despite this slight softening in the market, properties in Monkokehampton continue to attract buyers seeking traditional Devon countryside living. With an average property value around £400,000, a thorough survey represents a wise investment that could save you thousands in unforeseen repair costs. The market in nearby Okehampton has seen asking prices change by -2.2% in the past six months, making it even more important to understand the true condition of any property you are considering.

Recent sales in Monkokehampton demonstrate the variety of properties available in the village. Willow Cottage on Ayre Lane sold for £435,000 in June 2021, while The Old Forge on Station Road achieved £289,950 in September 2021. More recently, 2 Ivy Cottages sold for £180,000 in July 2024, and The Stores on the main road sold for £275,000 in April 2023. Each of these properties represents different construction types and potential issues that a buyer should be aware of before completing a purchase.

• Traditional stone and brick construction
• Period features including fireplaces and exposed beams
• Solid wall insulation considerations
• Roof condition on older properties
• Grade II listed building considerations

Properties in the Monkokehampton area face several typical issues that our surveyors regularly identify. Given the age of much of the housing stock, damp is a common concern, particularly rising damp in solid-wall properties where damp proof courses may be absent or deteriorated. Penetrating damp can also affect properties with traditional roof coverings, especially where slate or tile roofs have aged and developed leaks. Devon experiences relatively high rainfall throughout the year, which means that the condition of roof coverings and external walls is particularly important in this area.

Roof conditions are particularly important in this area, where several properties have traditional slate or thatched roofs. Thatched properties, while characterful, require specialist knowledge to assess properly, and our surveyors understand the unique maintenance requirements of these roofs. We will inspect the roof structure from both inside the loft space and externally where accessible, checking for signs of rot, insect infestation, and structural movement. The age of many roofs in Monkokehampton means that slipped tiles and deteriorating ridge tiles are frequently encountered during our surveys.

The condition of timber windows and doors is another common issue in period properties. Many original timber windows in Monkokehampton homes have been in place for decades and may require maintenance or repair. We assess the condition of all windows and doors, checking for rot, functionality, and the condition of seals and ironmongery. Electrical and plumbing installations in older properties also require careful assessment, as dated systems may not meet current regulations and could require updating. We have found that many properties in the EX19 area still have older consumer units and wiring that would need updating to meet modern standards.

Stonework and pointing are significant considerations for properties in Monkokehampton. The traditional stone construction found on many cottages can suffer from weathering and deteriorating mortar joints, particularly on north-facing walls that are exposed to prevailing winds and rain. Our surveyors examine the condition of all external stonework and identify any areas where repointing or structural repairs may be required. This is particularly important for Grade II listed properties where maintenance requirements can be substantial.

• Rising and penetrating damp
• Roof defects and leaks
• Timber decay and woodworm
• Outdated electrical systems
• Traditional plumbing concerns
• Window and door condition
• Stonework and pointing deterioration