RICS Level 2 Survey in Wells BA5 3

Our RICS Level 2 survey provides a thorough inspection of all accessible parts of the property, including the roof, walls, floors, doors, and windows. We check the condition of the roof covering and flashings, examine walls for signs of cracking or movement, assess the integrity of floor structures, and evaluate the condition of doors and windows including their hardware and seals. The survey also includes inspection of built-in appliances where it is safe and practical to do so, giving you a complete picture of the property's condition.

In the BA5 3 area, many properties are traditional Somerset homes constructed from local stone and brick, materials that require specific expertise to assess properly. Our surveyors understand how these materials perform in the local climate and can identify issues that might affect older properties, such as damp penetration through stone walls, deterioration of lime mortar pointing, or structural movement in older buildings. We also examine any extensions or alterations to ensure they have been properly constructed and do not compromise the integrity of the original structure.

The RICS Level 2 report uses a clear traffic light system to highlight issues - red for urgent defects requiring immediate attention, amber for issues that will need attention eventually, and green for areas in good condition. This makes it easy for you to understand which problems are critical and which are less urgent, helping you prioritise any repair work or negotiate with the seller based on the survey findings.

Our inspection also includes a visual assessment of electrical and plumbing installations, checking consumer units, wiring conditions where visible, and testing a sample of sockets and switches. We note the type of heating system and its condition, examine the hot water cylinder if accessible, and assess the general plumbing layout. While we do not dismantle or test systems, our visual inspection often reveals obvious safety concerns or aging infrastructure that warrants further investigation by specialists.

• Roof structure and covering
• Wall construction and condition
• Floor and ceiling structures
• Windows and doors
• Damp and timber assessment
• Electrical and plumbing overview
• Boundary walls and outbuildings

The Wells area, including BA5 3, has a significant number of older properties constructed using traditional methods that differ from modern building techniques. Many homes in this area were built using local oolitic limestone, brick, and traditional timber frame construction, with some period properties featuring original lathe and plaster walls with horsehair reinforcement. These materials require experienced assessors who understand how they perform over time and what maintenance they require to remain in good condition.

Our surveyors are familiar with the specific challenges faced by properties in the Mendip Hills area, where the underlying limestone geology can affect foundations and drainage. We look for signs of movement or subsidence that might indicate foundation issues, check the condition of older drainage systems, and assess roof structures that may contain traditional peg tiles or slate that can deteriorate over time. Properties in areas like Croscombe with older drainage infrastructure may also have increased risk of issues that a professional inspection can identify.

The variation in property prices across BA5 3 sub-postcodes reflects the diversity of housing in this area, from more affordable properties in BA5 3AF averaging £185,000 to premium homes in BA5 3HR reaching £765,000. Regardless of the property value, our survey provides the same thorough inspection, ensuring you understand exactly what you are purchasing. For higher-value properties, the survey cost represents an even smaller percentage of the investment, making it excellent value for money.

Recent market activity in BA5 3 shows particular strength in BA5 3HR, where prices have risen 53% in the past year, and in BA5 3BA, which saw a 46% decrease indicating potential buying opportunities. Whether you are considering a mid-terrace property near Bath Road at £445,000 or a detached home in the premium HR postcode, a professional survey protects your investment by revealing any hidden defects before completion.

Our experience surveying properties throughout the Wells area has revealed several recurring issues that buyers should be aware of before purchasing in BA5 3. One of the most common problems we encounter is damp penetration through solid stone walls, which is particularly prevalent in properties where the external rendering has failed or where rising damp has compromised internal plasterwork. The traditional lime-based mortars used in older properties can deteriorate over time, allowing moisture to penetrate the wall structure.

Roofing defects are another frequent finding in BA5 3 surveys, especially in period properties with traditional slate or peg tile roofs. We often discover broken or missing tiles, deteriorated flashings around chimneys and valleys, and inadequate ventilation in roof spaces that can lead to timber decay. The age of many properties in the area means that original roof structures may be approaching the end of their expected lifespan and may require significant investment in the near future.

Structural movement is also a concern in some BA5 3 properties, particularly those built on the limestone bedrock of the Mendip Hills. While minor settlement cracks are common in older buildings, our surveyors are trained to distinguish between normal age-related movement and more serious structural issues that may indicate foundation problems. We also check for evidence of previous movement that may have been repaired, as this can indicate ongoing instability.

Electrical and plumbing systems in older BA5 3 properties often require upgrading to meet current standards. We frequently find outdated electrical installations, particularly in properties that have not been modernised for many years, and aging plumbing with galvanised steel pipes that may be corroded. These issues are flagged in our report so you can obtain specialist quotations for necessary upgrades.