RICS Level 2 Survey in BA13

We carry out a full visual inspection of the property against all major elements, using the RICS condition rating system to grade every part of the building from 1 (no action needed) through to 3 (urgent action required before exchange). For a typical BA13 semi-detached or terraced property, the inspection takes 2-3 hours on site.

On older Westbury properties, our inspectors pay particular attention to the roof. We check slate or tile condition from ground level using binoculars and from within the loft space where access allows. We record the condition of ridge tiles and mortar pointing, check flashings at abutments and valleys, and assess any flat roof sections over extensions. Flat roofs on BA13 post-war extensions are one of the most frequently rated Category 3 defects in this postcode.

Damp testing forms a central part of every BA13 inspection. We take damp meter readings at regular intervals across all accessible wall faces, both internally and externally. In Victorian terraces, we specifically check behind ground-floor skirting boards and at floor-to-wall junctions where rising damp from failed drainage is most likely to appear. We also check for condensation damp in bathrooms and kitchens and distinguish this clearly from structural damp in our reports.

• Roof coverings, structure, gutters, and rainwater goods condition
• External walls - pointing, render, brick condition on all elevations
• Damp meter readings at regular intervals across accessible wall areas
• Windows and doors for operation, rot, draughts, and glazing condition
• Internal floors, ceilings, and walls for movement, cracking, and staining
• Loft space inspection where access is safely available
• Drainage manholes and gulley inspection where accessible
• Outbuildings, garages, and boundary structures forming part of the sale

Our BA13 surveyors are chartered members of the Royal Institution of Chartered Surveyors. They cover Westbury town, Dilton Marsh, Bratton, Heywood, Chapmanslade, and the surrounding rural parishes, with direct experience of the Wiltshire housing stock across all property types and ages.

Before each inspection, our surveyor reviews any available information about the property type and age so the inspection is targeted appropriately. A 1930s bay-fronted semi in central Westbury and a chalk-built cottage on the escarpment require different focal points, and we adjust our methodology accordingly. Our damp meter readings, probe checks, and roof assessments are not a standard checklist run identically on every property - they are adapted to what the property tells us it needs.

Our reports arrive in a clear, structured format with photographic evidence of every condition rating 2 or 3 defect we identify. The photographs are referenced to their location in the report text, so you can see precisely what the surveyor found and where. If you need to negotiate a price reduction or request repairs before exchange, our report gives you a documented, professionally prepared basis for doing so.

Properties in the BA13 villages outside Westbury itself vary considerably from the town's terraced and semi-detached stock. Dilton Marsh has a mix of Victorian farmworkers' cottages and newer suburban development. Bratton, perched below the chalk escarpment, has older stone and brick properties with the particular characteristics of agricultural-belt construction.

Rural BA13 properties commonly use oil-fired heating, with mains gas absent from most villages. Our inspectors assess the visible condition of the oil storage tank including the bunding around it, check for signs of ground contamination, record the approximate age and condition of the boiler, and note the condition of the radiator circuit. Tank replacement costs run from £800 to £2,500 for a standard single-skin steel tank to a bunded double-skin replacement, and our buyers need this information before they commit.

Private drainage - septic tanks and package treatment plants - is common in BA13's rural settlements. Our survey records the type of drainage system present where this is visible or documented, notes any signs of drainage failure such as ground saturation near the soakaway, and flags properties where private drainage maintenance obligations are not clearly established. A failed septic tank can cost £3,000 to £8,000 to replace depending on site conditions, making this one of the higher-value items our rural surveys identify.