RICS Level 2 Survey in BA8

Stone construction with lime mortar is the defining characteristic of BA8's older housing stock. Somerset limestone, blue lias, and in some properties flint and rubble construction, all require lime-based maintenance. Our inspectors assess pointing condition across all elevations - loose, recessed, or missing pointing allows water to track behind the stone face, leading to moisture saturation of the wall core, penetrating damp at internal surfaces, and in severe cases structural deterioration of the stone itself.

Portland cement repointing is the single most damaging intervention we find in older Somerset stone buildings. It is present in a significant proportion of pre-1950 properties we inspect in rural BA8. Hard cement mortar is less permeable than the stone it surrounds. Moisture that enters the wall cannot escape through the pointing and is forced instead through the face of the stone, causing spalling, cracking, and accelerated frost damage. Our report records the extent of any cement repointing and advises on appropriate remediation - typically raking out and replacing with a matched lime mortar.

External lime render on stone walls is a second common feature requiring attention. Lime render has a finite working life - typically 20 to 40 years depending on exposure - and deteriorates through hairline cracking, delamination from the substrate, and localised hollowing. Our surveyors tap-test render systematically on older properties to identify hollow sections. Where render is failing over a significant area, the cost of full render strip and reinstatement can be substantial - we quantify this risk in the report so you can factor it into negotiation or budgeting.

• Lime pointing checked across all elevations and at returns
• Portland cement repointing extent recorded and remediation advised
• External lime render tapped for hollow sections and delamination
• Window and door surrounds checked for failed pointing and lintel condition
• Stone sills assessed for cracking and bedding mortar failure

BA8 is outside the mains sewer network for many of its smaller settlements. Septic tanks and package treatment plants are common in the rural parishes - Henstridge, South Cheriton, Abbas and Templecombe village edges, and isolated dwellings throughout the postcode. Our survey report notes where a property appears to discharge to a private drainage system and recommends a drainage specialist investigation where we cannot confirm route, capacity, or condition from a visual inspection.

Current Environment Agency General Binding Rules require that all septic tanks discharging directly to a watercourse are either replaced with a compliant package treatment plant or have their discharge rerouted to a soakaway. The deadline for compliance has passed - non-compliant systems must be upgraded. A replacement package treatment plant costs between £3,000 and £8,000 installed, and soakaway trials are required to confirm ground permeability before installation. Our report flags apparent non-compliance and advises on appropriate further investigation before exchange.

Oil-fired central heating is universal in rural BA8. Our surveyors record the approximate age and visible condition of the oil boiler, flue terminal, and pipework. We specifically assess oil storage tanks for secondary containment (bunding) compliance: an unbunded domestic tank is non-compliant with current oil storage regulations, and mortgage lenders increasingly require confirmation of compliance. Domestic oil tank replacement with a correctly bunded unit costs from £800 to £2,500 depending on capacity and site access.

Our RICS Level 2 Survey follows a systematic inspection methodology on every BA8 property. We begin with the exterior: the roof covering and ridging assessed from ground level using binoculars, chimney stacks checked for lateral movement and repointing condition, and all elevations walked to record wall condition, pointing, render, windows, doors, and ground-level drainage. On stone properties we pay particular attention to the junction between external ground level and the base of walls - this is where rising damp originates and where cement render is most frequently found bridging the original damp-proof course.

Inside the property, we take moisture meter readings at regular intervals across all ground floor external walls - checking at 300mm centres on walls that abut external ground. We access loft spaces where safe and practicable, recording the structural frame, insulation depth and type, signs of water tracking, and any evidence of roof space ventilation deficiency. Where a loft conversion has been carried out, we note whether it appears to have building regulation approval and whether the structural modifications are consistent with the specification.

All visible services are recorded: the consumer unit type and approximate age (older rewirable fuse boards indicate an electrical installation in need of upgrade), the meter type, the boiler age and visible flue condition, and the visible drainage arrangement at ground floor and externally. We specifically note private drainage indicators including inspection chambers, vent pipes, and visible drainage routes, and record oil tank location, apparent capacity, and bunding status.

• Full exterior inspection from all accessible elevations
• Roof assessed from ground level using binoculars - covering, ridging, chimneys, valleys
• Moisture meter readings at regular intervals across all ground floor walls
• Loft space inspected where safely accessible
• Private drainage arrangement noted and specialist investigation recommended where appropriate
• Oil tank location, capacity, and bunding compliance assessed
• All visible services (electrical, plumbing, drainage) recorded with condition observations