RICS Level 3 Building Survey in EX20 (Okehampton)

A RICS Level 3 Building Survey, formerly known as a Full Structural Survey, represents the most comprehensive inspection available for UK residential properties. In the EX20 area, where our surveyors encounter everything from solid-walled stone cottages dating back to the 1700s to contemporary new builds by Barratt Homes and David Wilson Homes, this thorough approach proves invaluable. We examine the property's structure, fabric, and condition in detail, identifying defects, potential future problems, and the urgency of any repairs needed. Our team has extensive experience assessing the traditional construction methods common throughout West Devon, including local stone walls, slate roofs, and lime mortar pointing.

The Okehampton housing market includes numerous properties within the designated Conservation Area, which covers the town centre from Church Path through to Station Road and the Town Mill area. Properties in these protected zones often require more detailed assessment due to their age, traditional construction methods, and specific planning constraints. We regularly inspect buildings along St James Street, West Street, East Street, Fore Street, and North Street, many of which are Listed Buildings. Our Level 3 survey addresses these considerations, helping you understand any implications for future maintenance or renovation and ensuring you are aware of the requirements for Listed Building Consent should you wish to make alterations.

We also survey properties at Okement Park (Barratt Homes), Hampton Mill (David Wilson Homes), and Weavers Place in North Tawton. Even new-build properties benefit from our detailed inspection, as construction defects can occur regardless of a home's age. The Market Quarter in Hatherleigh represents another new development in the EX20 area that benefits from our thorough surveying approach. With recent data showing 270 property transactions in EX20 over the past year, the demand for thorough surveying remains strong across all property types, from Victorian terraces to modern detached homes.

• Thorough inspection of all accessible areas
• Detailed defect analysis with urgency ratings
• Advice on repair costs and maintenance
• Assessment of grounds and outbuildings
• Analysis of conservation and planning constraints

Understanding the construction methods used in EX20 properties is essential for accurate assessment. Traditional buildings in Okehampton and surrounding villages are predominantly constructed with solid stone walls, using local granite and slate that characterise the West Devon landscape. These solid-walled properties were built without cavities and rely on their mass and the breathability of traditional materials to manage moisture. Many period cottages and townhouses along the High Street and North Street feature these traditional construction methods, with external walls typically 400-600mm thick.

The roofing across EX20 predominantly uses natural slate, particularly on older properties, though concrete tiles have become common in more recent decades. Traditional roofs were constructed on site with timber rafters, whereas modern trussed rafter roofs utilise factory-engineered components. Our surveyors understand these different roof structures and can identify issues specific to each type, whether it is deterioration of lime mortar in slate roof valleys or structural concerns with trussed rafter roof alterations.

Newer properties in developments like Okement Park and Hampton Mill use modern cavity wall construction with brick or render external finishes. These properties often incorporate synthetic damp proof courses and modern insulation systems. While generally more straightforward to assess than traditional buildings, they still require careful inspection for issues such as incomplete cavity closures, missing wall ties, or defects in window and door installations. The introduction of system-built construction methods during the 20th century also means some properties in the area may use alternative construction techniques that require specialist assessment.

• Solid stone walls (400-600mm thick)
• Traditional lime mortar pointing
• Slate and concrete tile roofing
• Modern cavity wall construction
• Timber frame and trussed rafter roofs

The diverse housing stock in EX20, ranging from medieval timber-framed buildings to 21st-century constructions, presents various potential issues that our Level 3 surveys frequently identify. Traditional properties in Okehampton, built with solid stone walls and traditional lime mortar, require different assessment criteria compared to modern cavity-walled constructions. Our surveyors understand these distinctions and can accurately evaluate the condition of heritage properties throughout the area, including those on St James Street, Fore Street, and the areas surrounding the Church of All Saints.

Dampness ranks among the most common defects we discover in EX20 properties, particularly in older buildings where original ventilation systems have been compromised by modern insulation improvements or where the damp proof course has failed over time. The local geology, which includes clay-rich soils throughout Devon, creates additional challenges. Clay soils are susceptible to shrink-swell movement with seasonal moisture changes, potentially causing subsidence or heave that affects foundations, particularly in older properties with shallow footings. We assess trees near properties as these can exacerbate moisture-related ground movement.

Roof conditions also demand careful attention in this area. Many properties feature traditional slate roofs, which can suffer from slipped tiles, deteriorated fixings, or degradation of mortar pointing at ridges and valleys. Our surveyors inspect these critical elements thoroughly, identifying any issues that could lead to water ingress and subsequent damage to timbers or internal finishes. The presence of the East Okement River and other watercourses means flood risk also warrants consideration, particularly for lower-lying properties in the town centre and near the railway station.

• Damp and condensation problems
• Roof defects and weathering
• Structural movement and subsidence
• Timber decay in floors and frames
• Drainage and guttering issues
• Foundation movement on clay soils

The EX20 area has seen significant new development in recent years, with major housebuilders active in and around Okehampton. Okement Park by Barratt Homes offers 2, 3, and 4-bedroom houses ranging from £274,995 to £357,995, while Hampton Mill by David Wilson Homes provides larger family homes priced between £370,000 and £470,000. We provide Level 3 surveys for these new builds, identifying any snagging issues or construction defects that may not be apparent to the untrained eye. Our experience with these developments means we know the common issues that arise in properties built by these developers.

Even on relatively new properties, our detailed inspection can reveal issues such as incomplete cavity closures, poorly installed insulation, or minor defects in window and door fittings that builders may need to rectify. Our report provides you with documented evidence of any issues, supporting negotiations with developers or warranty providers. The Market Quarter in Hatherleigh and Weavers Place in North Tawton represent additional new build options in the EX20 area that benefit from our thorough surveying approach. We also survey properties at Oakwood Park in North Tawton, where Hembury Homes Devon is developing new homes.

Properties at these developments typically come with the relevant NHBC or other warranty coverage, but these warranties often have specific procedural requirements for reporting defects. Our Level 3 survey can identify issues that warrant notification under these warranty schemes, ensuring you maintain full coverage protection. We understand the requirements of major warranty providers and can advise you on the appropriate reporting procedures if significant defects are identified.

Several environmental factors affect properties in the EX20 area that our surveyors take into account during inspection. The clay-rich soils prevalent throughout Devon create potential for shrink-swell ground movement, which can cause subsidence or foundation heave, particularly in older properties with shallow footings. This risk is heightened during periods of drought or excessive rainfall, and our surveyors look for signs of foundation movement such as cracking to external walls, especially around window and door openings.

Flood risk is also a consideration for certain properties in EX20. While the area is not coastal, the East Okement River flows through Okehampton and can pose a flood risk during periods of heavy rainfall. Properties in low-lying areas near the river, particularly those on Station Road and in the town centre, may have increased flood risk. Surface water flooding can also occur in areas with poor drainage. Our surveyors assess the property's flood risk and note any evidence of previous flooding that may affect your insurance requirements or the long-term condition of the property.

For properties with large trees nearby, particularly those on clay soils, we assess the potential for root systems to affect foundations or drainage systems. Tree-related subsidence is a known issue in many parts of Devon, and our survey includes evaluation of trees within influencing distance of the property. We provide specific advice on any tree management that may be required to protect the property's structural integrity.