RICS Level 2 Survey in BA2

Bath Stone is oolitic limestone quarried from the Great Oolite Group underlying the Bath area. It is workable and aesthetically distinctive but relatively soft and porous compared to harder limestones. In exposed positions, Bath Stone erodes by freeze-thaw action, acid rain, and biological growth (lichens, mosses, algae). Spalling - where the outer face of the stone breaks away - is a common finding, particularly on south-facing and exposed elevations.

We inspect Bath Stone facades for evidence of erosion and spalling, noting whether decay is superficial or has progressed to structural depth. We check mortar joints for failure and pointing condition, as failed joints allow water to track into the wall fabric. Bath Stone walls should be repointed with lime mortar rather than cement - cement pointing is harder than the stone and concentrates stresses, accelerating decay.

Lead flashings at roof-to-wall junctions, chimney bases, and parapet gutters are a particular focus in BA2 properties. Lead has a finite service life, and failures at flashing positions are a common route for water ingress into solid stone walls. Where we find staining or damp meter readings elevated at these junctions, we flag the flashing as requiring specialist assessment and likely replacement.

Where Bath Stone has been inappropriately repaired with cement render or cement mortar, we note this in our report. These repairs often indicate a past history of damp issues and may be masking continued active problems. In Conservation Areas, the local authority may require unauthorised cement repairs to be reversed using approved lime-based products.

Georgian properties in BA2 were built to a high specification for their era but are now 200-plus years old. Solid stone wall construction means no cavity - moisture management relies on the breathability of lime mortar and plaster. Where modern materials (cement pointing, gypsum plaster, vinyl wallpaper) have been applied, this breathability is disrupted and damp can accumulate within the wall fabric without being obvious at the surface.

Timber floors in Georgian properties are suspended on joists bearing onto stone corbels or pockets in the walls. Where ventilation to the underfloor void is poor - often because air bricks have been blocked or external ground levels have risen - timber decay can progress unseen for years. We check floor levels for movement and bounce, and inspect below-floor spaces where access allows using our inspection torch and damp meter.

Roof structures on Georgian properties are cut-timber roofs, often with complex geometry including valley gutters, parapet walls, and hidden gutters behind parapets. These internal gutter positions are a significant maintenance liability - a blocked or failed internal gutter can allow water to discharge directly into the wall or floor structure rather than to a downpipe. Our surveyors check parapet positions and internal gutter runs wherever they are accessible.

Sash windows are characteristic of Bath's Georgian and Regency stock. Original timber sash windows with single glazing are common and, while charming, present real challenges for energy efficiency and security. We assess the condition of sash frames, box frames, weights and cords, glazing putty, and any draught-stripping applied. Where windows have been replaced with uPVC in a Listed property, this may constitute unauthorised works requiring Listed Building Consent.

Every accessible element of the property is covered during our inspection. We use a calibrated damp meter across all external and internal wall surfaces at regular intervals, recording readings and identifying areas of elevated moisture. For Bath Stone walls, we take particular care at parapet positions, chimney bases, and below sill level where water tracking from above is most common.

Roof spaces are inspected using torchlight wherever safe access exists. We check structural timbers for signs of movement, fungal decay, and woodworm, and note the condition of roof insulation. For properties with complex roof geometries - valley gutters, internal parapet gutters, and hidden lead flats - we note where access is restricted and recommend further investigation if conditions appear suspect.

Services are assessed visually for age and condition. Visible electrical consumer units, wiring, and fuse boards are noted. Lead pipework, if present, is flagged as requiring replacement. Heating systems are assessed for approximate age - a boiler over 15 years old in a Bath property with pre-war pipework represents a real replacement cost that should factor into your purchase decision.

Our report assigns a condition rating to every inspected element using the RICS three-level scale: Condition 1 (no current repair needed), Condition 2 (repair needed but not urgent), and Condition 3 (urgent attention required). A summary of key findings at the front of the report means you can assess the overall condition picture at a glance, before working through the detailed section-by-section assessment.

• Calibrated damp meter readings - all walls, Bath Stone elevations, parapet positions
• Roof space inspection with torchlight where accessible
• External inspection of all elevations including chimneys and parapets
• Assessment of Bath Stone condition and pointing
• Internal inspection of all accessible rooms and cellar spaces
• Visual assessment of services: electrics, plumbing, heating
• RICS 1-2-3 condition rating for every inspected element