RICS Level 3 Building Survey in EX20 (Okehampton)

A RICS Level 3 Building Survey, once called a Full Structural Survey, is the most detailed inspection we offer for UK residential property. In the EX20 area, our surveyors see everything from solid-walled stone cottages dating back to the 1700s to contemporary new builds by Barratt Homes and David Wilson Homes, so a close inspection really matters. We look at the structure, fabric, and general condition in depth, picking out defects, likely future problems, and how urgently repairs should be tackled. Our team knows the traditional construction methods used across West Devon, including local stone walls, slate roofs, and lime mortar pointing.

Okehampton has a sizeable number of homes within the designated Conservation Area, which takes in the town centre from Church Path through to Station Road and the Town Mill area. In these protected streets, age, traditional build, and planning controls often mean a more careful assessment is needed. We regularly inspect buildings along St James Street, West Street, East Street, Fore Street, and North Street, and many of them are Listed Buildings. Our Level 3 survey covers those issues too, so you can see what future maintenance or renovation may involve, and what Listed Building Consent would be needed before any alterations.

We also survey homes at Okement Park (Barratt Homes), Hampton Mill (David Wilson Homes), and Weavers Place in North Tawton. Age does not make a property immune from problems, and even new-builds can hide construction defects. The Market Quarter in Hatherleigh is another EX20 development that benefits from our detailed approach. Recent data shows 270 property transactions in EX20 over the past year, which gives a clear picture of the demand here, from Victorian terraces to modern detached houses.

• 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

Getting the construction right matters in EX20, because it changes how we assess a property. Traditional buildings in Okehampton and the surrounding villages are usually built with solid stone walls, using local granite and slate that shape much of the West Devon landscape. These homes have no cavity, so they rely on thickness and breathable materials to deal with moisture. Many period cottages and townhouses along the High Street and North Street follow this pattern, with external walls often 400-600mm thick.

Natural slate is still the main roofing material across EX20, especially on older houses, although concrete tiles have become more common in recent decades. Older roofs were assembled on site with timber rafters, while modern trussed rafter roofs use factory-engineered components. Our surveyors know how both systems behave, and they can spot issues specific to each one, from failing lime mortar in slate roof valleys to structural concerns where trussed rafter roofs have been altered.

Modern schemes such as Okement Park and Hampton Mill are built with cavity walls, usually finished in brick or render. These homes often have synthetic damp proof courses and contemporary insulation systems. They are usually simpler to inspect than traditional buildings, but they still need a proper check for incomplete cavity closures, missing wall ties, or poor window and door installation. Some properties in the area may also use system-built construction methods from the 20th century, which need 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

EX20 has a wide mix of housing, from medieval timber-framed buildings to 21st-century homes, and that variety brings a range of issues which our Level 3 surveys often uncover. Traditional Okehampton properties, built with solid stone walls and lime mortar, need a different set of checks from modern cavity-walled houses. Our surveyors understand those differences and can assess heritage buildings accurately across the area, including those on St James Street, Fore Street, and around the Church of All Saints.

Dampness is one of the defects we come across most often in EX20, especially in older homes where later insulation work has affected the original ventilation, or where the damp proof course has broken down over time. Devon’s clay-rich soils add another layer of difficulty. Clay soils move with seasonal moisture changes, shrinking and swelling in ways that can lead to subsidence or heave, particularly in older properties with shallow footings. We also look at nearby trees, since they can make moisture-related ground movement worse.

Roof condition needs a close eye here as well. Many properties have traditional slate roofs, and those can suffer from slipped tiles, worn fixings, or deteriorating mortar pointing at ridges and valleys. Our surveyors check these parts carefully, looking for anything that might let water in and damage timbers or internal finishes later on. The East Okement River and other watercourses also mean flood risk has to be considered, especially for lower-lying homes 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

There has been a fair amount of new development in EX20 in recent years, with major housebuilders active in and around Okehampton. At Okement Park by Barratt Homes, the 2, 3, and 4-bedroom houses range from £274,995 to £357,995, while Hampton Mill by David Wilson Homes offers larger family homes priced between £370,000 and £470,000. We carry out Level 3 surveys on these new builds too, picking up snagging issues and construction defects that are easy to miss at first glance. Because we know these developments, we are familiar with the common faults that show up in properties built by these developers.

Even with a fairly new home, our inspection can uncover problems such as incomplete cavity closures, badly installed insulation, or small defects in windows and doors that need the builder’s attention. The report gives you written evidence of any issues, which helps if you need to speak to a developer or warranty provider. The Market Quarter in Hatherleigh and Weavers Place in North Tawton are other new-build options in the EX20 area that benefit from this careful approach. We also inspect homes at Oakwood Park in North Tawton, where Hembury Homes Devon is building new properties.

Homes at these developments usually come with NHBC or another warranty, but those warranties can have quite specific rules for reporting defects. Our Level 3 survey can flag problems that should be notified under those schemes, helping you keep full cover in place. We know how the main warranty providers operate, and we can talk you through the correct reporting process if the survey turns up anything significant.

During an inspection in EX20, our surveyors also factor in a few environmental pressures that can affect a property over time. Devon’s clay-rich soils can move as they dry out and re-wet, creating the risk of subsidence or foundation heave, especially in older homes with shallow footings. That risk tends to rise in periods of drought or heavy rainfall, and we look for signs such as cracking to external walls, particularly around window and door openings.

Flooding is another issue for some EX20 properties. The area is not coastal, but the East Okement River runs through Okehampton and can cause flooding after heavy rain. Homes in lower-lying spots near the river, particularly those on Station Road and in the town centre, may face a greater flood risk. Surface water flooding can also appear where drainage is poor. We assess that risk during the survey and note any evidence of past flooding that could affect insurance or the longer-term condition of the property.

For homes with large trees nearby, especially where the ground is clay, we consider whether the roots might affect foundations or drainage. Tree-related subsidence is a known issue in many parts of Devon, so our survey includes trees within influencing distance of the property. If management is needed, we give specific advice on what might help protect the building’s structural integrity.