RICS Level 3 Survey in Okehampton Hamlets

Our RICS Level 3 Survey, often called a Building Survey, gives a close look at a property's construction, condition and any defects we can see. We inspect all accessible parts, roof space, walls, floors, foundations and services included. In Okehampton Hamlets, where many homes are built from traditional stone with local granite and slate, we give extra attention to the quirks of these older buildings. We also inspect properties on the edge of Dartmoor National Park and across the hamlets around Okehampton town, because the local setting has a real bearing on building condition.

Roof coverings are another part of the job, and on older homes here they are usually slate or clay tiles. Our team looks for wear, slipped or missing tiles, plus the state of lead flashing around chimneys and roof penetrations. The local geology is dominated by Carboniferous rocks, including shales, sandstones and limestones, so we also keep an eye on foundations and any movement that could link back to the ground beneath. In places with notable clay content, shrink-swell can build up over time and affect structural stability.

We check damp proof courses, timber parts and any evidence of structural movement as part of the survey. For Okehampton Hamlets properties that are listed buildings, or those close to Dartmoor National Park, we also set out maintenance points that may affect heritage value. The report is written in plain English, with traffic light ratings for each element and practical advice on any repairs that may be needed, so the next steps are easier to judge.

Windows, doors and joinery are inspected too, and in older local homes these are often original timber features that need a careful eye. Gutters, downpipes and drainage systems are checked by our surveyors, which matters even more in a part of Devon that sees seasonal rainfall. If there are outbuildings, barns or traditional farm structures, we can include them where safe access is available.

• Complete structural inspection
• Detailed defect analysis
• Foundation and subsidence assessment
• Roofing and damp investigation
• Electrical and plumbing visible condition
• Boundary and outbuilding assessment
• Heritage and listed building guidance
• Flood risk assessment

There is a familiar pattern of defects in Okehampton Hamlets, and our RICS Level 3 Survey is designed to pick them up. Damp turns up often in older properties, especially where there are solid walls or weak drainage. The traditional stone and granite construction found across the hamlets has plenty of character, but it can be more prone to damp penetration than modern cavity wall building. We have seen many homes with rising damp or penetrating damp that need remedial work, particularly where original lime mortar has been replaced with cement render that holds moisture in.

Timber problems crop up as well, with woodworm and rot affecting older timber elements, especially where damp has taken hold. Many Okehampton Hamlets properties still have original timber-framed windows, doors and internal joinery, and these can show the wear of age. Our surveyors inspect all visible timber for infestation and rot, giving you a clear picture of any remedial work that may be needed. We pay close attention to load-bearing timber beams in older farmhouses and cottages, checking for structural soundness, beetle activity and decay.

Roof defects are among the most common issues we identify here. Slate and tile roofs on older properties often show wear, from cracked or missing tiles to failing pointing and defective lead flashing. Because so many homes in the hamlets are pre-1919 farmhouses and cottages, with mid-century houses mixed in, roof condition is a key part of every survey we carry out. Properties near the River Okement and its tributaries are often more vulnerable to moss growth and deterioration too, thanks to the sheltered, damp microclimate close to watercourses.

Older buildings can move a little, but structural movement sometimes points to something more serious beneath the surface. In Okehampton Hamlets, where parts of the ground have significant clay content, our surveyors look carefully at cracks and movement that could be linked to clay shrink-swell behaviour. We set out clearly whether any movement looks like ordinary settlement or whether it needs specialist investigation. Because we work with local properties every day, we can often tell the difference between age-related movement and a problem that deserves immediate attention.

Rural living brings its own checks, so in Okehampton Hamlets we routinely look at septic tanks, private water supplies and drainage fields, all of which affect many homes in the area. These systems need particular care and can lead to sizeable unexpected costs if they fail. Our surveyors understand the local planning requirements for them, especially for properties near watercourses or within the catchment area of Dartmoor National Park.

Okehampton Hamlets has seen a fair bit of new development recently, with several active building sites bringing modern homes into the area. So if you are thinking about a new build, you may well wonder if a Level 3 Survey is still needed. Homes such as those on the Cavanna Homes development off Crediton Road, the David Wilson Homes Hampton Mill site, or the Barratt Homes Okement Park development do come with warranties, but a detailed survey can still give useful reassurance about build quality.

We inspect new build properties in Okehampton Hamlets regularly, and we often find matters that sit outside a standard snagging inspection. That can mean defects in hidden elements, poor insulation in roof spaces, or problems with window and door installations that are not obvious at first glance. With development moving fast here, and homes going up on land that was previously agricultural, we also look for issues with the underlying ground conditions and the join between new and existing structures.

Even for a relatively new home, a RICS Level 3 Survey gives a comprehensive record of the property's condition at the point of purchase. That can matter later on if you decide to sell, because you will have evidence of the condition when you bought it. Developer warranties usually come with specific terms and conditions, and knowing what is covered and what is not can save a nasty surprise further down the line.