RICS Level 3 Building Survey in Knowstone

Knowstone's housing stock predominantly consists of older properties, with many dating back to the 18th and 19th centuries. These character cottages and former farmhouses were built using traditional methods that differ significantly from modern construction. Properties in this area commonly feature solid walls rather than cavity walls, lime-based mortars and renders, and traditional roofing materials including slate and thatch. A RICS Level 3 Survey is specifically designed to assess these older construction methods and identify defects that a standard mortgage valuation would miss.

The village has several Grade II listed properties, which require particular expertise when surveying. Listed buildings often have unique construction features and may have undergone various alterations over the years. Our surveyors understand the planning constraints affecting listed properties and can identify issues related to previous inappropriate repairs or modifications. Given that many properties in Knowstone feature thatched roofs or are constructed from local stone and cob, specialist knowledge of these traditional building methods is essential for an accurate assessment.

Recent property sales in the area include The Old School House sold for £490,000 in July 2024, Rosemary Cottage at £660,000 in January 2025, and several detached properties in the £350,000 to £390,000 range. With values at this level, the cost of a comprehensive Level 3 Survey represents excellent value for money when you consider the potential cost of uncovering serious structural issues after purchase.

The Devon property market saw price changes of around -2% in the most recent twelve-month period, though West Devon specifically saw a 5.4% rise in the year to December 2025. Despite slight market fluctuations, Knowstone properties retain their value due to the limited supply of character homes in this desirable rural location. A thorough survey protects your investment regardless of market conditions.

• Traditional stone and cob construction
• Thatched and slate roofing
• Grade II listed buildings
• Solid wall properties
• Historic lime mortar pointing

Properties in Knowstone and the surrounding EX36 postcode area were typically built using traditional Devon construction methods that differ substantially from modern building techniques. Solid wall construction is the norm rather than the exception, with walls often constructed from local stone, cob, or brick finished with lime-based renders. These walls breathe differently from modern cavity walls and require specific maintenance approaches to prevent damp problems.

The roofing on Knowstone properties reflects the agricultural heritage of the area, with many former farmhouses and cottages featuring either traditional slate or thatched roofs. Thatched roofs, while visually attractive and characteristic of the area, have specific maintenance requirements and a limited lifespan compared to modern materials. Our surveyors understand the construction of these traditional roofs and can identify signs of deterioration, areas of past repair, and potential issues with the underlying timber structure.

Many properties in the Knowstone area sit close to Exmoor, where the landscape influences local building styles and materials. The proximity to this Area of Outstanding Natural Beauty means that properties often benefit from rural views but may also be affected by exposure to weather conditions. Our inspectors assess how the local environment has affected properties over time, including wind exposure, rainfall patterns, and their impact on external finishes and structural elements.

Properties in Knowstone, being predominantly older constructions, face several typical defect patterns that our surveyors regularly identify. Damp issues are particularly common in properties with solid walls, where modern damp-proof courses may be absent or compromised. Rising damp can affect ground floor walls, while penetrating damp often appears in older properties where pointing or rendering has deteriorated over time. Our inspectors check thoroughly for these issues, using their experience to identify both obvious signs and hidden problems that might not be immediately apparent to untrained eyes.

Timber defects represent another significant concern in this area's housing stock. Many properties feature original timber beams, joists, and structural elements that can be affected by woodworm, rot, or fungal decay. This is particularly relevant in properties with thatched roofs where timber rafters and purlins may have been exposed to moisture over many years. Our Level 3 Survey includes assessment of all visible timber elements, identifying any areas of concern that require further investigation or treatment by specialist contractors.

Traditional roofing materials including thatch and slate require specialist assessment. Thatched roofs, while beautiful, have specific maintenance requirements and limited lifespan compared to modern materials. Our surveyors understand the construction of these roofs and can identify signs of deterioration, areas of past repair, and potential issues with the underlying timber structure. Slate roofs may have damaged or missing tiles, particularly following winter weather, and our inspection will identify any areas requiring attention.

Structural movement and cracking can affect older properties built on varying ground conditions. While specific clay shrink-swell risk data for Knowstone is limited, our surveyors examine walls, floors, and ceilings for evidence of movement and can advise on whether further structural engineer investigation is recommended. We also check for issues related to previous inappropriate repairs, such as the use of cement renders on breathable lime mortar walls, which can trap moisture and cause long-term damage.

• Rising and penetrating damp
• Timber rot and woodworm
• Roof covering deterioration
• Structural movement and cracking
• Repointing and render failures
• Issues with historic windows

Your RICS Level 3 Survey report provides a comprehensive assessment of the property's condition, presented in a clear, easy-to-understand format. The report begins with an executive summary giving you an overview of the property's overall condition and any significant issues requiring attention. This is followed by detailed sections covering each area of the property, from the roof down to the foundations, with clear headings and subheadings to help you navigate the information.

Each identified defect is classified according to its severity. Urgent issues requiring immediate attention are highlighted in red, along with recommendations for further investigation by specialists where necessary. For less critical matters, the report provides guidance on anticipated maintenance requirements and estimated timescales for repairs. Our reports include photographic evidence of all significant findings, giving you clear visual documentation of any problems discovered during the inspection.

One of the key benefits of the Level 3 Survey is the advice section, which provides guidance on everything from ongoing maintenance requirements to potential renovation opportunities. For Knowstone properties, this might include advice on maintaining traditional lime mortar pointing, managing thatched roof maintenance schedules, or recommendations for improving insulation in solid wall properties without causing damp problems. This practical guidance helps you plan for the future maintenance of your property and budget accordingly.

The report also includes a market valuation element, giving you an independent assessment of the property's value based on its condition. This can be useful for mortgage purposes and for negotiating with sellers based on the repair costs identified. Our surveyors use their local knowledge of the Knowstone property market to ensure valuations reflect current market conditions.