RICS Level 2 Survey in BA21 3 Yeoval

The RICS Level 2 Survey is designed specifically for properties in conventional construction, which makes it ideal for the majority of homes in the BA21 3 area. Our inspectors examine all accessible parts of the property, including the roof, walls, floors, doors, windows, and damp proof courses. We assess the condition of each element and provide clear, easy-to-understand ratings that indicate whether a defect is urgent, requires attention, or needs monitoring over time. The survey is particularly valuable for properties built using traditional methods, which are common throughout Yeovil.

Given the local geology in Yeovil, which includes Fuller's Earth Clay deposits, our surveyors pay particular attention to signs of subsidence, ground movement, and shrink-swell related issues. These clay soils are known to expand and contract with moisture changes, which can cause structural movement in properties, particularly those with shallow foundations or trees nearby. Our Level 2 Survey includes a visual assessment of the building's stability and will flag any signs of cracking, settlement, or movement that may require further investigation. We look specifically at brickwork patterns, crack widths, and any signs of previous repairs that might indicate historic movement.

We also examine the condition of roofing materials, which is particularly relevant for older properties in Yeovil that may feature traditional slate or clay tiles. Many homes in the area will have roofs that are decades old, and our surveyors check for slipped tiles, deteriorated flashings, timber decay, and signs of previous leaks. The report will also assess the condition of damp proof courses, insulation, and ventilation, which are essential for preventing damp and mold problems in Somerset properties. For properties with loft spaces, we carefully inspect the accessible timbers for signs of rot, woodworm, and inadequate insulation depths.

Our inspection also covers the property's electrical and plumbing installations, though we stress that this is a visual assessment only and does not constitute a full electrical or plumbing test. We note the type of wiring visible, the presence of modern consumer units, and the condition of visible pipework. For older properties in BA21 3, this often reveals outdated electrical systems that may need upgrading to meet current safety standards. We also check the general condition of bathroom and kitchen fittings, looking for signs of water damage or inadequate sealing around wet areas.

• Structural walls and foundations
• Roof covering and chimneys
• Damp proof course and dampness
• Windows, doors, and joinery
• Plumbing and electrical systems
• Insulation and ventilation

Yeovil's housing stock reflects its history as a Somerset market town, with properties spanning several eras of construction. Many older properties in the BA21 3 area are built from Hamstone, the distinctive golden limestone that characterises much of Yeovil's traditional architecture. This local stone is relatively soft and porous, which means it can be susceptible to weathering and damp penetration if not properly maintained. Our surveyors know how to identify the specific defects that affect Hamstone walls, including erosion of mortar joints, biological growth, and salt efflorescence.

The predominant construction method for older Yeovil properties is solid wall construction, which lacks the cavity found in modern houses. This creates specific challenges for thermal performance and damp resistance. Properties with solid walls are more prone to rising damp and penetrating damp, particularly when original damp proof courses have failed or been bridged by external ground levels. Our surveyors check the position and condition of any damp proof course, and assess whether external landscaping has inadvertently created damp paths into the structure.

For properties built during the inter-war and post-war periods, cavity wall construction becomes more common, though insulation levels vary significantly. Many 1950s and 1960s properties in Yeovil were built with minimal insulation, and our reports highlight where improvements can be made to enhance energy efficiency. We also note the type of brickwork and mortar condition, as frost damage and mortar erosion are common issues in properties of this age. The transition to modern construction methods in more recent developments brings different considerations, including the quality of window installations and the performance of modern damp proofing systems.

Properties in Yeovil and the wider BA21 area present several common issues that our surveyors frequently identify during Level 2 inspections. Damp problems are particularly prevalent in older solid-wall properties, which make up a significant proportion of the housing stock in this area. Rising damp occurs when moisture from the ground travels up through porous walls, while penetrating damp results from water ingress through damaged roofs, walls, or defective pointing. Our surveyors use their expertise to identify the type and cause of any dampness and recommend appropriate remedies. We use moisture meters to assess damp levels and can distinguish between rising damp, condensation, and penetrating damp based on patterns and locations within the property.

The presence of Fuller's Earth Clay beneath much of Yeovil creates a specific risk that our surveyors assess carefully. When trees are present near a property, or when drainage is inadequate, clay soils can shrink during dry periods and expand when wet, causing foundations to move and leading to structural cracking. Properties in BA21 3 with trees nearby, particularly those with shallow foundations, may show signs of this type of movement. Our surveyors will note any cracking patterns and advise on the likely cause and whether further investigation is necessary. We pay particular attention to cracks that are wider at the top than the bottom, which can indicate heave or settlement issues.

Electrical and plumbing systems in older Yeovil properties often require careful assessment. Many homes built before the 1970s will have outdated electrical wiring that does not meet current safety standards, and plumbing may include lead pipes or galvanised steel that has corroded over time. Our Level 2 Survey includes a visual inspection of these services and will highlight any obvious safety concerns or recommendations for upgrading. We note the type of consumer unit, whether circuit breakers or old-style fuses are fitted, and the general condition of visible wiring and pipework. We will recommend a registered electrician or plumber for further investigation where concerns are identified.

Roof conditions are another common area of concern, especially for period properties with original roofing materials. Tiles may have become brittle or slipped over the years, flashings may have deteriorated, and timber rafters or purlins may show signs of rot or woodworm infestation. Our surveyors inspect roofs from within the loft space where accessible, and also examine chimneys, parapet walls, and other elements that can allow water ingress. We check for adequate ventilation in roof spaces, as poor ventilation can lead to timber decay and condensation problems. For properties with flat or felt roofs, we assess the condition of the covering and look for signs of ponding or deterioration that could lead to leaks.