RICS Level 3 Building Survey in Exbourne

The village of Exbourne presents unique surveying challenges that make the RICS Level 3 Survey particularly valuable. A significant proportion of properties here were built before 1919 using traditional cob construction techniques, where walls consist of a mixture of subsoil, clay, straw, and lime. This method was common throughout Mid and North Devon, creating beautiful characterful homes but requiring specific expertise to assess properly. Many of these cob buildings have stood for centuries, yet they face particular vulnerabilities including damp penetration, structural movement, and deterioration of lime mortar pointing that cannot be identified by a basic valuation.

Local geological conditions add another layer of complexity to property assessments in Exbourne. The underlying bedrock consists of Carboniferous shales and sandstones, which can create variable ground conditions affecting foundations. Properties near the River Okement and Hole Brook fall within Flood Zones 2 and 3, where flood risk must be properly evaluated. Additionally, approximately 1-3% of properties in the Exbourne area may have radon levels exceeding recommended thresholds, a hidden risk that our surveyors specifically check for when inspecting homes in this part of West Devon. This radioactive gas occurs naturally in the local geology and can accumulate in poorly ventilated properties.

The predominantly rural nature of Exbourne means many properties have large gardens, outbuildings, and septic systems that require inspection. Our Level 3 Survey covers all accessible elements of the property including roofs, walls, floors, foundations, damp proof courses, and drainage systems. We examine the condition of timber elements for woodworm and rot, assess roof coverings for missing tiles and deterioration, and evaluate the overall structural integrity of the building. This comprehensive approach ensures you receive a complete picture of the property's condition before committing to your purchase.

For those considering properties in nearby Okehampton or Winkleigh, where new developments like Hampton Mill, Okement Park, High Moor View, and Castle Green are emerging, the Level 3 Survey remains valuable for understanding how new-build construction integrates with the established vernacular. Even modern properties benefit from our thorough approach, as we can identify potential issues with build quality, materials, and design that might not be apparent to untrained eyes.

• Cob wall construction assessment
• Structural movement evaluation
• Flood risk analysis
• Radon gas testing
• Roofing and chimney inspection
• Damp and rot analysis
• Outbuilding condition survey

Our experience surveying properties throughout the Exbourne area has revealed several recurring defect patterns that buyers should be aware of. Damp and moisture penetration represents the most common issue, particularly in cob-walled properties where breathability is essential. Traditional cob walls were designed to allow moisture to evaporate, but modern cement-based renders and paints can trap moisture, causing internal damp problems and deterioration of the wall structure. Our surveyors specifically examine wall surfaces, mortar joints, and internal damp levels to identify these concerns. We look for signs of previous damp treatment, failed chemical damp proof courses, and inadequate ventilation that could affect the building's long-term health.

Structural movement affects many older properties in the village, particularly those with shallow foundations on variable ground conditions. The Carboniferous geology underlying Exbourne can produce clay soils that shrink and swell with seasonal moisture changes, putting stress on older foundations. Signs of movement can include cracked plaster, doors and windows that stick, and gaps around door frames. While some movement is common in period properties, our surveyors assess whether the movement is active, stable, or requires structural intervention. We provide clear guidance on the seriousness of any defects found and recommend appropriate next steps, including whether a structural engineer should be consulted.

Roofing problems frequently feature in our Exbourne survey reports, with missing tiles, deteriorated ridge tiles, and lead flashing failures being common discoveries. The older slate and clay tile roofs found on many period properties have limited remaining lifespan, and our surveyors assess condition, expected remaining life, and urgency of replacement. Chimney stacks also require careful inspection, as many have visible signs of weathering, missing pointing, or deteriorated flues that could pose safety risks. We check for proper cowls, bird guards, and the condition of any decorative chimney pots that may be present.

Given the rural setting, we also commonly identify issues with septic systems, private water supplies, and drainage fields that require attention. Properties with large gardens may have aging septic tanks that don't meet current regulations, while some homes rely on private boreholes or rainwater harvesting systems. Our survey includes assessment of these elements where visible and accessible, flagging any concerns that should be investigated further before completion.