RICS Level 2 Survey in BA3

Radstock is the centre of the former North Somerset Coalfield. Mining activity under this landscape ran from the late 18th century until 1973 when Writhlington Colliery closed. In properties close to former mine workings, our surveyors look beyond routine settlement cracking. Stair-step cracking in brickwork, uneven floor levels, and window or door frames that have moved out of square are all indicators we assess methodically on every BA3 inspection.

The Coal Authority maintains records of former mine workings and their proximity to specific properties. Our survey report flags when a property falls within a former mining area and recommends a Coal Authority mining report where the risk assessment warrants it. This is a step many basic homebuyer report providers omit - our assessors treat it as standard practice for the BA3 area. Ground investigation through the Coal Authority search costs around £35 and can save thousands in undetected structural risk.

Beyond former mine workings, the Mendip Hills geology introduces limestone and basalt formations to the south and west of the postcode. Limestone areas carry a low but present risk of dissolution features and voids. Our inspectors note when a property sits in proximity to karst geology and advise on appropriate further investigations where necessary.

• Diagonal cracking in party walls - key indicator of differential ground movement
• Floor slope measurement using a spirit level across multiple rooms
• Door and window frame alignment checked against plumb and level
• Visual inspection of external brickwork for horizontal shear cracks
• Assessment of proximity to recorded mine shaft locations

Radstock has a designated Conservation Area, and Bath and North East Somerset Council has recently consulted on updated boundary changes and management proposals for it. Properties within the Conservation Area include Victorian-era terraces, commercial buildings, and former miners' welfare facilities. Our assessors have experience with properties in Conservation Area locations and understand the restrictions on repairs and alterations that apply to them.

The Bath and North East Somerset district contains 663 Grade I listed buildings - one of the highest concentrations in England outside central London. While the majority sit within Bath city itself, the wider district including BA3 villages such as Stratton-on-the-Fosse (Downside Abbey and associated buildings) and smaller settlement churches carries a meaningful stock of listed and locally significant structures. We flag listed building status in our report and recommend specialist advice where a property's curtilage or construction methods require it.

Lime mortar pointing is standard in stone and older brick properties across BA3. Our inspectors check for inappropriate repointing with Portland cement, which is a common and damaging intervention - hard cement mortar traps moisture inside soft Victorian brickwork and accelerates spalling. We record the extent of any repointing on the condition schedule and advise on appropriate remediation.

Every BA3 inspection covers every accessible element of the property using a structured methodology. We work through the exterior systematically - roof covering and ridging assessed from ground level using binoculars, chimney stacks checked for lateral movement and repointing condition, guttering and downpipes inspected for secure fixing and adequate fall. On Victorian properties in BA3, we specifically look at cast-iron gutters hidden behind parapet walls, which are a common concealed source of rainwater ingress and penetrating damp into front elevations.

Inside the property, we take moisture meter readings at regular intervals across all ground floor walls - typically at 300mm centres on any wall that abuts external ground level. Elevated readings trigger further investigation to determine whether the source is rising damp, penetrating damp, or condensation. Each finding is photographed and cross-referenced in the report. We check suspended timber floors with a probe for softness and signs of wet or dry rot, particularly under bay windows and at the perimeter of ground floor rooms where sub-floor ventilation is often blocked.

Roof spaces are inspected where safe and accessible. Our inspectors record rafter size and spacing, the condition of the felt underlay, any signs of water tracking, and the general structural integrity of the roof frame. In properties where a loft conversion has been added, we note whether structural changes appear to have building regulation approval.

• Full external inspection including roof, walls, drainage, and grounds
• Moisture meter readings at regular intervals on all ground floor walls
• Loft space inspection where safely accessible
• Sub-floor void inspection through accessible inspection hatches
• Window and door alignment checked against plumb and level
• All services noted (electric, gas, water, drainage) with observations on apparent condition
• Mining ground movement indicators assessed as standard