RICS Level 2 Survey in EX20

We cover EX20, a large and varied postcode that stretches across Okehampton and a wide sweep of Devon countryside towards and around the northern edge of Dartmoor National Park. Okehampton is a small market town, with housing that runs from Victorian terraces in the centre to postwar semis and newer estates on the edge. Beyond the town, we come across farm conversions, thatched cottages, stone longhouses and traditional Devon farmsteads.

home.co.uk listings data puts the overall average house price in EX20 over the past year at £314,624. That is 2% down on the previous year and 1% below the 2023 peak of £318,799. Detached homes, which make up the largest share of sales, average £404,540. Semi-detached properties average £268,972, while terraced homes average £225,625. homedata.co.uk gives a slightly higher figure of £342,574, which reflects different samples and time windows.

Sales volumes have dropped hard over the past year. HM Land Registry data analysed by Property Solvers shows 270 sales in EX20, a fall of 57.78% against the prior period. With fewer comparables on the table, checking whether a figure is reasonable matters even more.

New build supply does exist, but it is thin on the ground. Barratt Homes is building Okement Park, where three-bedroom semi-detached homes sit around one mile from Okehampton town centre. Prices begin from £289,995, and the homes come with photovoltaic solar panels. Even on a new estate, we would still suggest a snagging survey before legal completion.

Local stock, weather and geology all shape the defects we see. In EX20, our surveyors regularly come across the sorts of issues that a RICS Level 2 Survey is meant to pick up and flag for the buyer.

• Damp penetration in solid-wall properties: Cob and stone walls rely on lime-based mortars and renders that allow moisture to evaporate. Where Portland cement has been applied as a later repair, it traps moisture inside the wall, leading to internal damp and deterioration of the original material.
• Roof condition issues: Older slate roofs develop slipped or cracked slates over time. Where valleys, flashings, and ridge tiles are not maintained, water ingress follows. Our surveyors inspect roofs from ground level using binoculars and, where accessible, from within the roof space.
• Subsidence and ground movement: Shrink-swell clay soils are found in river valleys across the EX20 area. During dry periods clay contracts; during wet periods it expands. This cycle can crack foundations and cause visible movement in walls. Properties near the River Okement or its tributaries may also face flood-related ground saturation.
• Timber defects: Wet rot, dry rot, and woodworm are found in roof timbers, floor joists, and window frames of older Devon properties. Our surveyors check accessible timbers and recommend further investigation where deterioration is suspected.
• Outdated electrical and plumbing installations: Many properties in EX20 still have older consumer units, aluminium wiring, or lead or iron pipework that does not meet current standards. We note these systems and recommend testing or upgrading as appropriate.
• Radon risk: As noted above, EX20's proximity to Dartmoor granite means radon is an issue buyers must actively investigate.

Flood risk matters for many EX20 properties. The River Okement runs through Okehampton, and its tributaries spread out into the countryside around it. Homes in low-lying spots near these watercourses can face fluvial flooding during long spells of rain or heavy downpours. Devon's steep-sided valleys and relatively impermeable upland soils also mean rivers can rise quickly after heavy rain.

Surface water flooding is different, though it often goes hand in hand with the same weather. Properties in Okehampton and nearby settlements that sit in valley positions, or at the foot of slopes, can be especially exposed when storms push water across the land faster than the drainage can take it.

We note any visible signs of water ingress or earlier flooding, such as tide marks, damaged flooring or damp at low level. Where a property sits in a risky position, we will point buyers towards the Environment Agency flood risk map and suggest the findings are discussed with a solicitor. Insurance premiums and mortgage lending can both be affected, so this is a key part of due diligence on any EX20 purchase.

Okehampton has a designated Conservation Area centred on the historic town centre and the area around Okehampton Castle, a scheduled monument managed by English Heritage. Several villages in EX20 also contain clusters of listed buildings, which speaks to the long settlement history of this part of Devon. Buying a listed building, or one inside a conservation area, brings specific obligations and limits.

Listed building work needs listed building consent as well as planning permission. That applies to changes that affect the character of the building, including windows, doors, roofing materials and significant internal features. A RICS Level 2 Survey will identify the current condition of these parts, but buyers of listed property should also think about a RICS Level 3 Building Survey for the more detailed structural look these homes often need.

Our surveyors note when a property is listed or sits within a conservation area, and they highlight anything that could lead to compliance problems or heavy repair duties. If specialist conservation advice is needed, for instance on repairing historic cob walls with the right lime mortars, we put that recommendation in the report.