RICS Level 2 Survey in BA22

Our surveyors regularly find the same categories of defect across BA22 properties, and knowing what to expect helps you understand your survey report when it arrives. In the stone-built village properties, our most frequent findings are moisture ingress through failed pointing, defective render patches on chimneys and gable ends, and condensation within roof voids where ventilation has been reduced by insulation installed without correct counter-battening.

In the 1960s and 1970s brick stock around Yeovil, our inspectors routinely flag cavity wall insulation that has settled or become damp over time, reducing its thermal performance and creating cold bridges. We assess this by checking for visible damp patches on internal walls, particularly at corners and around window reveals, and record the findings with damp meter readings.

Roof coverings are a significant finding category across all property ages. Somerset's weather means that flat roof sections on extensions and outbuildings frequently show cracking, pooling, or failed felt. Our inspectors assess all accessible roof areas from ground level using binoculars, and enter loft spaces where safe access exists to check for evidence of leaks, damaged sarking felt, and inadequate strapping of roof timbers - all common in properties built before 1990.

• Failed lime mortar pointing on stone walls - allows water penetration
• Roof covering defects - missing slates, cracked tiles, failed flat roof felt on extensions
• Condensation and moisture ingress in roof voids of insulated lofts
• Cavity wall insulation deterioration in 1960s-1980s brick properties
• Subsidence indicators - diagonal cracking at window and door corners, sticking doors
• Drainage issues - blocked or damaged underground drains serving rural properties
• Asbestos-containing materials in pre-1985 outbuildings, extensions, and garage roofs
• Timber decay in window frames, soffits, and fascias on properties over 30 years old

Our RICS Level 2 survey follows the RICS Home Survey Standard, using a three-condition rating system. Condition 1 means no repair needed. Condition 2 means defects that need attention but are not urgent. Condition 3 means serious defects requiring urgent repair or further investigation. Every accessible part of the property receives a condition rating, so you know exactly where the risks lie before you make your final purchase decision.

For a typical BA22 property, our inspection takes between two and four hours on site, depending on size and complexity. We start externally - chimneys, roof slopes visible from ground and using binoculars, walls, windows, drainage, and any outbuildings. We then inspect all accessible internal rooms, loft spaces (where ladder access exists and it is safe to enter), and garages. We test all accessible services - checking for evidence of damp at electrical sockets, noting boiler age and service history, and assessing the visible condition of plumbing.

Our surveyors record damp meter readings at regular intervals across all external walls, not just at obviously suspect locations. In BA22 stone properties especially, this systematic approach catches moisture ingress that has not yet caused visible staining. Our reports include photographs of all Condition 2 and Condition 3 findings, and plain-English explanations of what each issue means for your purchase.

BA22 has seen significant new build activity in recent years. Persimmon Homes' Agusta Park development at BA22 8GG offers 4-bedroom houses from £385,000. In Tintinhull, multiple schemes are active: Corallian Heights (2-5 beds from £267,995), Orchard Grove (3-5 beds from £338,000), Evergreen Parade (2-4 beds from £230,000), and Foundry Lea (3-5 beds from £415,000). In Queen Camel, Somer Meadows (2-5 beds from £279,995), Saxon Grange (2-4 beds from £250,000), and The Hamlets (2-4 beds from £267,500) are among the active schemes.

For new build buyers, our RICS Level 2 survey acts as an independent check on build quality. We assess the visible construction against what is expected at the price point, note any incomplete works, and flag anything our inspectors believe warrants a snag list conversation with the developer before legal completion. New build buyers commonly request a survey before exchanging on a plot, using the report to negotiate defect rectification before handover.

Our inspectors also advise new build buyers on the warranty position - most new builds carry an NHBC Buildmark or similar warranty covering structural defects for 10 years. We note the warranty type recorded and advise on any observations that might be relevant to a warranty claim if defects emerge after completion.