RICS Level 2 Survey in BA4

Shepton Mallet's housing stock is built on two distinct local stones. Doulting Stone - an Inferior Oolite limestone quarried near Shepton Mallet - has been used in major regional buildings including Wells Cathedral and Glastonbury Abbey, as well as countless houses and farmhouses across BA4. Downside Stone, a near-shore Blue Lias variation, forms the base beneath much of Shepton Mallet itself. Both materials weather differently from the oolitic Bath stone of BA1 and require different repair approaches when they fail.

Doulting Stone construction typically uses lime mortar rather than modern cement. As with all traditional limestone buildings, the breathability of the wall depends on this original mortar remaining permeable. Where cement repointing has been applied - a common modification in post-war decades - moisture becomes trapped in the wall rather than evaporating, leading to spalling stone faces, efflorescence on interior plaster and long-term structural decay. Our surveyors note the pointing condition on all external elevations and flag where cement has been used on what was originally a lime-pointed building.

Clothiers' houses in the Bowlish area of Shepton Mallet date from the 17th and 18th centuries - a period when the town's wool and cloth industry was at its peak. These properties typically feature stone rubble construction, heavy timber floor structures, narrow stair configurations and original fireplaces that may have been sealed or partially removed over the years. Solid floor screeds poured over original flagstones, fitted kitchens installed over original stone floors, and sealed chimney breasts all need to be noted as potential sources of damp and ventilation problems.

• Doulting Stone and Downside Stone facades assessed for cement repointing and moisture
• Lime mortar condition noted on all external elevations
• 17th and 18th century Bowlish properties inspected for sealed fireplaces and floor alterations
• Roof structures on older stone properties assessed via hatch access where available
• Chimney stack condition recorded using binoculars including pointing and flashing condition
• Internal plaster assessed for damp staining, salts and detachment from the substrate

The River Sheppey flows through Shepton Mallet, and properties in lower-lying areas of the town may carry flood risk that does not appear in a standard search. The Environment Agency flood warning area 112FWFSHE10A covers properties on Garston Street, Leg Square, Lower Lane, Longbridge and Draycott Road in Shepton Mallet, and extends downstream to Bowlish, Darshill and Croscombe. Surface water flood risk is also relevant across BA4 given the topography of the Mendip foothills. Our surveyors note proximity to watercourses and any visible signs of past flood events - replaced floor finishes at ground level, freshly replastered lower sections of walls, or efflorescence on masonry at skirting height are all indicators that our inspectors record.

BA4's geology sits at the boundary between Jurassic rocks and older Carboniferous strata. The south of the area is underlain by Triassic Mercia Mudstone - the same shrink-swell clay that generates subsidence risk across much of lowland England. Where Mercia Mudstone is present, seasonal moisture changes cause the ground to expand and contract, which places lateral pressure on foundations over time. Our surveyors use BRE crack classification methodology to record all visible cracking, distinguishing between historic settlement that has stabilised and active movement that warrants further investigation.

Carboniferous Limestone underlies the northern Mendip areas within BA4. This rock type is associated with cave and void formation - the Cheddar Gorge cave system is not far from this district - and properties built on Carboniferous Limestone should have their foundation context noted. Our report flags the geological context and recommends a specialist ground investigation where cracking patterns or foundation depth concerns are present.

The Carboniferous Limestone geology of northern BA4 is also associated with elevated radon potential. UKHSA and BGS radon maps identify parts of Somerset - particularly the Mendip Hills corridor - as radon-affected areas where concentrations in homes can exceed the action level of 200 Bq/m3. Radon gas moves through limestone fissures and cave system voids, entering properties through floors and subfloor voids. We recommend buyers of rural BA4 4 and BA4 6 properties arrange a 90-day radon measurement test after completion. For older properties, we note foundation construction type and flag where post-purchase radon assessment is advisable.

• River Sheppey proximity flagged for properties in low-lying areas of Shepton Mallet
• Surface water flood risk noted for BA4 properties on Mendip slopes
• Mercia Mudstone shrink-swell potential assessed in southern BA4 areas
• Carboniferous Limestone noted for northern Mendip properties
• BRE crack classification applied to all visible structural cracking
• Specialist ground investigation recommended where active movement is identified
• Radon risk flagged for rural BA4 4 and BA4 6 properties on Carboniferous Limestone - 90-day radon test recommended post-completion

The inspection follows the RICS Home Survey Standard (2019) and covers all accessible areas of the property. For BA4 properties, we pay particular attention to the following elements given the area's building stock profile:

• External walls: stone pointing condition, signs of damp penetration, cracks and bulging sections
• Roof coverings: condition of slates or tiles, ridge, verge, eaves and any parapet areas
• Chimney stacks: pointing, flashings, pot condition and stability
• Windows and external doors: frame condition, glazing integrity, sealant and security
• Rainwater goods: gutters, downpipes and ground-level drainage outlets
• Roof space: where accessible via hatch, inspected for structure, insulation and signs of water ingress
• Ceilings and walls internally: cracks, damp staining, mould and plasterwork condition
• Floors: level, springiness and signs of damp beneath suspended timber floors
• Services: visible condition of electrics, plumbing and heating systems noted
• Drainage: inspection chamber covers lifted where accessible, condition noted
• Damp: damp meter readings recorded at regular intervals across all external walls
• Non-traditional construction: construction type identified and flagged where applicable

The report concludes with an overall condition summary, a list of items rated condition 3 (urgent attention), and a recommendation on whether the property is suitable for a standard mortgage offer or may require specialist conditions. For BA4 properties with basement or cellar areas, we inspect for waterproofing condition and any evidence of water ingress or historic flood events.