RICS Level 2 Survey in BS28

Our RICS Level 2 survey - formally the RICS Home Survey Level 2 - provides a comprehensive visual assessment of a property's condition. It is the most widely recommended survey type for conventionally built homes in reasonable condition, and it covers all major elements of the building from the chimney stack down to the subfloor where accessible.

In BS28, where many properties are built from local stone or brick with solid walls, our inspectors pay particular attention to damp penetration, mortar condition, and roof coverings. These elements are the most commonly cited concerns in Somerset's older housing stock and can have a meaningful impact on long-term maintenance costs.

The report includes a market valuation if requested, a reinstatement cost assessment for insurance purposes, and guidance on any legal matters that may need your solicitor's attention. This is particularly relevant given the flood-risk characteristics of parts of the Somerset Levels within the BS28 postcode and the planning implications of buying within a Conservation Area.

• Structural walls, roof structure, and coverings
• Floors, ceilings, and internal walls
• Windows, doors, and external joinery
• Drainage, gutters, and rainwater goods
• Damp assessment using calibrated moisture meter
• Services overview including heating, electrics, and plumbing
• Grounds and boundaries where relevant
• Environmental risks including flood and ground stability

Wedmore has been a settled community for well over a thousand years, and its buildings reflect that layered history. The village centre contains properties spanning many centuries, from medieval structures with later additions through to Victorian and Edwardian terraces. The surrounding hamlets - including Blackford, Bagley, Theale, and Cocklake - each have their own mixture of historic farmhouses, cottages, and more recent additions to the housing stock.

Traditional Somerset buildings in this area were typically constructed using locally sourced materials. Blue Lias limestone, Mendip stone, and locally fired brick are found across the BS28 area, often used in combination. Many older properties have solid walls - typically 450mm or more thick - rather than the cavity wall construction introduced in the mid-twentieth century. Solid walls behave very differently in terms of moisture management, heat retention, and structural movement.

Our chartered surveyors are experienced in assessing this type of traditional construction. We understand that solid stone walls produce different moisture meter readings to cavity walls, that traditional lime mortars require different maintenance to modern cement-based products, and that natural-slate or stone-tile roofs have specific inspection requirements. Our Level 2 assessment in BS28 is calibrated to the actual building type in front of us, not a generic national checklist.

When our inspectors arrive at a BS28 property, we follow a structured methodology developed in line with RICS guidance. We begin with an external inspection, walking the full perimeter of the building, examining roof coverings and gutters from ground level and from any accessible vantage point, checking walls and pointing, and assessing drainage outlets and inspection chambers.

Internally, we work through every accessible room and space, including loft spaces where entry is safe. We use a calibrated moisture meter to take readings from walls, floors, and other surfaces where damp might be present. In a Somerset property, damp assessment is particularly critical - solid stone walls can hold moisture very differently to cavity walls, and distinguishing between rising damp, penetrating damp through defective pointing, and condensation requires specific experience with this building type.

After the on-site inspection, our inspector prepares the written report, which we aim to deliver within a few working days. The report is written in plain English, with condition ratings clearly explained and photographs included to illustrate key findings. A summary table allows buyers to quickly identify the most urgent items against routine maintenance matters. We are available to discuss the findings with you directly after the report is issued.