RICS Level 2 Survey in Buckland St Mary

Properties in Buckland St Mary are predominantly constructed from traditional materials that reflect the local geology and building history of South Somerset. The most common building material in the area is random rubble chert stone, which is quarried locally from the Blackdown Hills themselves. This stone, with its distinctive warm grey colour, is often paired with Ham stone dressings for window surrounds, doorcases, and decorative details. Our surveyors recognise these materials instantly and understand how they perform over time, particularly in relation to moisture exposure and structural movement.

Roofing in the Buckland St Mary area typically consists of plain clay tiles, which have been used for centuries on local properties. These tiles are highly durable but can become brittle with age and susceptible to frost damage in the colder months. We also see slate roofs on some newer properties and renovations, particularly following the planning requirement for natural materials in the Conservation Area. Our inspectors examine roof coverings carefully, checking for slipped or broken tiles, deteriorating ridge tiles, and the condition of leadwork around chimneys and valleys.

The geology of the Blackdown Hills means that clay soils are prevalent throughout the Buckland St Mary area. This has significant implications for property owners, as clay soils are susceptible to shrink-swell movement, particularly during periods of dry weather followed by wet conditions. Our surveyors pay particular attention to signs of movement or subsidence, checking for cracking patterns, door and window operation, and the proximity of mature trees that could exacerbate soil movement. Properties with shallow foundations, common in older buildings, are particularly vulnerable to this type of ground movement.

Our RICS Level 2 Home Survey provides a comprehensive inspection of the property condition, tailored specifically for homes in the Buckland St Mary area where the housing stock includes a significant proportion of older properties. The survey examines all accessible areas of the property, including the roof space where safe access is possible, the exterior walls, foundations, and internal fixtures and fittings. Our inspectors assess the condition of the building fabric and identify any defects that may affect the value or safety of the property.

Given the rural nature of Buckland St Mary and the prevalence of older construction, our surveyors pay particular attention to potential issues that commonly affect properties in this region. These include the condition of traditional roofing materials, the presence of damp in older stone-walled properties, and the condition of historic windows and doors. We also check for signs of movement or subsidence, which can be a concern in areas with clay soils and mature trees. Our team has surveyed properties throughout the Blackdown Hills and knows exactly what to look for in local homes.

The Level 2 survey produces a detailed report with traffic light ratings for each element of the property, ranging from red for urgent defects requiring immediate attention through to green for satisfactory condition. This clear system helps you prioritise any remedial work and negotiate appropriately with the seller based on our findings. We include photographs of key defects and provide clear recommendations for any further specialist investigations that may be required.

Our inspection covers all major building elements including the roof structure and covering, walls and damp proof course, windows and doors, floors and staircases, chimneys and flues, garages and outbuildings, and all services including gas, electrical, water, and drainage connections. We visually inspect accessible areas and note any obvious defects or areas of concern that would not be apparent to a buyer conducting their own viewing.

Our experience surveying properties across Buckland St Mary and the surrounding Blackdown Hills has identified several recurring issues that buyers should be aware of. The predominant building materials in the area include random rubble chert stone with Ham stone dressings and plain clay tile roofs, as seen in the Church of St Mary. These traditional construction methods, while historically appropriate, can present specific challenges that our surveyors know exactly what to look for.

Damp is one of the most frequently identified issues in older properties throughout the Buckland St Mary area. The combination of solid walls, traditional lime-based mortars, and the local climate can lead to rising damp and penetrating damp, particularly in properties that have not been maintained adequately. Our inspectors use their expertise to assess the severity of any damp issues and recommend appropriate remedies. We check damp proof courses where visible and assess wall ventilation, particularly in older properties that may have had modern double glazing installed without adequate background ventilation.

Roofing problems are another common finding, given the age of much of the housing stock. Plain clay tiles, while durable, can become brittle over time and suffer from frost damage, slipped tiles, and deteriorating ridge tiles. Leadwork around chimneys and valleys is also prone to deterioration in older properties. Our surveyors thoroughly examine the roof structure and covering, providing detailed assessments of any repairs needed. We also check for signs of previous water ingress that may have caused structural damage or rot in timber elements.

Electrical and plumbing systems in older properties often require updating to meet current regulations. Many homes in the village will have original wiring that does not meet modern standards and could pose a safety risk. Similarly, old plumbing systems using lead or galvanised pipes may need replacement. Our Level 2 Survey identifies these issues and flags them appropriately in our report. We also check the condition of oil-fired boilers, which are common in rural properties without mains gas connections, and assess the condition of private water supplies and septic tanks that serve many homes in the area.

The clay soils prevalent in the Blackdown Hills can also lead to subsidence issues, particularly in properties with mature trees nearby. Our surveyors are experienced in identifying the signs of ground movement, including characteristic cracking patterns and issues with doors and windows sticking. We will recommend a structural engineer if we identify significant movement concerns.

• Rising and penetrating damp
• Roof tile damage and slipped tiles
• Deteriorating leadwork to chimneys
• Outdated electrical wiring
• Old plumbing systems
• Subsidence risk from clay soils
• Septic tank and drainage issues

Buckland St Mary benefits from a designated Conservation Area that protects the character of the village centre and surrounding historic buildings. If you are purchasing a property within or adjacent to the Conservation Area, there are additional considerations to bear in mind, including restrictions on alterations and requirements for specific materials when undertaking repairs. Our surveyors understand these conservation requirements and can advise on how any defects identified may interact with conservation regulations.

The village contains several notable historic buildings, most prominently the Church of St Mary, which is a Grade II* listed building constructed between 1853 and 1863. Buckland House, built in 1832 as the vicarage and now a private residence, is another significant historic property. While you are unlikely to be purchasing these buildings, the presence of listed buildings in the vicinity indicates the historic character of the area and suggests that many residential properties may also have historic elements that require careful consideration during any renovation work.

Properties in Buckland St Mary that are themselves listed or located within the Conservation Area may benefit from a more detailed RICS Level 3 Building Survey rather than the Level 2 option. The Level 3 survey provides a more comprehensive assessment that is particularly valuable for historic properties where understanding the building fabric and any previous alterations is essential for proper maintenance planning. Our team can advise on which survey level is most appropriate for your particular property.

Recent planning applications in the area have included requests for annexe accommodations at Pennys on Blackwater Road, barn conversions at Mangold House on Hare Lane, and proposals for new residential development at Roses Farm on Rectory Road. These developments demonstrate ongoing interest in the area while also highlighting the balance between growth and conservation that characterises the Buckland St Mary area.