RICS Level 2 Survey in BA10

The Level 2 survey we carry out is a thorough visual inspection of the property from roof to floor. We follow the RICS Home Survey Standard, rating every element using condition ratings 1, 2, and 3 - where 1 means no repair needed, 2 means defects requiring attention, and 3 means urgent repairs required before exchange.

For BA10 stone properties, our surveyors pay particular attention to the external walls and roof. We check pointing condition on all accessible elevations, looking for areas where cement mortar has replaced the original lime mix. We assess damp meter readings at regular intervals across all external walls, recording any elevated readings that indicate trapped moisture. On roofs, we observe the condition of stone-slate, clay-tile, or natural slate coverings using binoculars where access is not possible from ground level.

Internally, our inspectors check ceiling and wall finishes for signs of damp staining, assess floor bounce and condition, test a sample of windows and doors for ease of operation, and visually check the visible portions of electrical installation and plumbing. The report also covers drainage and the condition of outbuildings where these form part of the sale.

• Roof structure and covering including ridge, hips, valleys, and flashings
• External walls and pointing - lime mortar compatibility assessment
• Damp meter readings across all accessible wall faces
• Windows, doors, and joinery for rot, draughts, and operation
• Internal floors, ceilings, and walls for cracking and staining
• Drainage inspection including manholes and gullies where accessible
• Visible electrical consumer unit and plumbing installations
• Outbuildings, boundaries, and grounds

Our BA10 surveyors are full members of the Royal Institution of Chartered Surveyors and hold current professional indemnity insurance. They have direct experience of the Somerset stone-built housing stock found throughout BA10, having inspected properties across Bruton, Castle Cary, Shepton Mallet, and the surrounding villages over many years.

When our surveyor arrives at a BA10 property, they bring a damp meter, probe, binoculars, and a full suite of inspection equipment. Every external wall elevation is measured for moisture content. Every accessible roof slope is assessed from the closest safe vantage point. Where cellar or undercroft access is available, we check the substructure condition and any evidence of water ingress.

Our reports are written in plain English. We do not hide behind technical jargon, and where we identify a concern, we explain what it is, why it matters, and what action the buyer or their solicitor should take. If you need to negotiate a price reduction based on defects our survey finds, our report gives you the evidence you need to do that confidently.

Many BA10 properties include land, outbuildings, or converted agricultural structures. Our inspectors assess these as part of the survey where they form part of the property being purchased. Former farm buildings converted to residential use - common in the villages around Bruton - present specific risks including inadequate insulation, damp subfloors from former agricultural use, and services that may not meet current residential standards.

Cottage and farmhouse properties throughout BA10 frequently have low ceilings, irregular floor levels, and roof spaces that were never designed for habitation. Our surveyors check headroom, structural tie conditions, and purlin support as standard on all older properties. Where we identify that a roof space has been informally converted without proper structural assessment, we flag this prominently in the report.

Oil-fired central heating is common throughout rural BA10, where mains gas is not available. Our survey records the visible condition of the oil storage tank, any signs of ground contamination around the tank base, the age and condition of the boiler, and the general state of the radiator circuit. Tank replacement costs run from £800 to £2,500, and buyers deserve to know the tank's condition before they commit.