RICS Level 2 Survey in BA5

Limestone is the dominant building material across Wells and BA5, drawn historically from the local Mendip quarries. Older properties built from local limestone use solid wall construction - no cavity - with lime mortar pointing and lime plaster internally. This type of construction is breathable by design: moisture absorbed by the wall needs to be able to evaporate, and any intervention that blocks this breathability can cause damp to become trapped and structural damage to follow.

We inspect limestone facades for pointing condition, erosion, spalling, and biological growth such as algae and moss, which accelerate decay by retaining moisture. Lead flashings at roof junctions, window heads, and chimney positions are checked for continuity and condition. Failed lead flashings are a primary route for water ingress into solid stone walls and can cause damp to penetrate several courses before appearing internally.

Roof structures on pre-1920 properties in BA5 are typically traditional cut-timber construction with slates or stone tiles. We inspect roof spaces where safe access exists, checking for sagging or deflected rafters, fungal decay, and woodworm in structural timbers. Many older Wells properties have complex roof profiles with valleys, dormers, and multiple falls - each junction is a potential weak point where water can collect and penetrate.

Where we find evidence of past or active moisture ingress - staining, elevated damp meter readings, salt deposits on internal walls - we record the location, extent, and likely cause. Our report explains each finding in plain English and provides a condition rating so you can quickly identify which items require urgent attention versus ongoing monitoring.

Georgian and Victorian properties in Wells typically feature solid stone or brick walls, timber suspended floors, and roof structures of cut-timber carpentry. These buildings were designed for an era of coal fires and draughty interiors - they have inherent ventilation built in. Modern improvements like full draught-proofing, loft insulation over the top plate, and central heating have changed the internal environment significantly, and not always in ways that benefit the building's long-term fabric.

Condensation is an increasing problem in older BA5 properties as modern lifestyles generate more moisture vapour (cooking, showering, drying clothes internally) in buildings that were designed to breathe naturally. We check for condensation-related mould growth, particularly in areas with limited ventilation - behind furniture on external walls, in window reveals, and at low-level positions. Our report distinguishes between condensation-related damp and structural moisture ingress, as the remediation approach differs significantly.

Timber floors in period properties are supported on joists running into the wall or onto timber wall plates. The underfloor void requires ventilation to remain dry - blocked air bricks are a common finding that we record and recommend clearing. Where floor bounce or movement is noted, we inspect for joist end decay at the wall bearing position, which can progress significantly before the floor shows visible signs of failure.

For Victorian properties in BA5, slate roofing is typical. Original Welsh slate has a long service life but the nibs and nails holding slates in position eventually fail, and a slate roof 100 years or older will commonly require attention. We note the visible roof covering condition from ground level using binoculars, recording any slipped, cracked, or missing slates, and assess whether the ridge capping and hip tiles remain adequately bedded.

A calibrated damp meter is used throughout our inspection - at regular intervals across all ground floor and first floor wall surfaces, at roof level positions where applicable, and at particular focus points including chimney breasts, external wall junctions, and areas beneath windows. For limestone and stone walls, damp readings are taken at multiple heights to distinguish between rising damp, penetrating damp at wall head level, and interstitial condensation.

The roof covering is assessed from ground level using binoculars, recording the visible condition of slates or tiles, ridge and hip cappings, verge details, and any visible valley or parapet positions. Roof space access is used where available - we inspect structural timbers for movement, decay, and beetle infestation, check insulation and any boarding, and note the condition of any tank or cylinder rooms within the roof void.

All rooms are inspected internally for signs of cracking, damp, disrepair, or alterations that may require investigation. Loft access hatches, understairs cupboards, and cellar spaces are all checked where accessible. We open doors and windows to assess condition and operation, noting any items that are stuck, racked, or otherwise showing signs of movement in the structure.

A condition rating of 1, 2, or 3 is assigned to every inspected element. Condition 3 items require urgent attention and are summarised at the front of your report. Condition 2 items need monitoring or repair and are described in detail in the relevant section. We write our reports for buyers, not for professionals - clear language, plain English explanations, and specific guidance on recommended next steps for each flagged item.

• Calibrated damp meter readings across all wall surfaces
• Roof covering inspection from ground level using binoculars
• Roof space inspection via torchlight where access is available
• Internal inspection of all accessible rooms and storage spaces
• Assessment of services - heating, visible electrics, plumbing
• RICS condition rating 1-2-3 for every element
• Plain English report delivered within five working days