RICS Level 2 Survey in Burnham-on-Sea and Highbridge

A RICS Level 2 Homebuyer Survey is designed for properties in reasonable condition and provides a thorough inspection of the main accessible areas of the property. Our surveyors examine the walls, floors, ceilings, roof, windows, doors, and key structural elements, looking for defects that might not be visible during a normal viewing. The survey follows RICS standards and provides an overall condition rating alongside specific recommendations for further investigation or urgent repairs.

In Burnham-on-Sea and Highbridge, our surveyors pay particular attention to issues common in the area. Properties near the seafront, such as those along South Esplanade, Margaret Crescent, and Pier Street, may show signs of damp related to the coastal environment. Older properties built in the 1830s and 1840s, common in the Conservation Area around Church Street and Berrow Road, often require scrutiny for outdated electrical systems, roof condition, and potential historic building fabric issues. The report also highlights any matters that might affect the property's insurance or require specialist attention.

We inspect all accessible areas including the roof space, underfloor voids, and outbuildings, using moisture meters to detect damp and thermal imaging where appropriate. Our surveyors document their findings with detailed photographs and provide clear condition ratings using the RICS traffic light system, making it easy for you to prioritise any necessary repairs or further investigations.

• Structural walls and foundations
• Roof covering and condition
• Damp and moisture assessment
• Windows, doors, and joinery
• Plumbing and electrical visible fixtures
• Boundary walls and outbuildings

The coastal location of Burnham-on-Sea and Highbridge presents specific challenges that our surveyors understand intimately. The area sits on the Somerset coast north of the River Parrett estuary and has experienced significant tidal flooding events in 1859, 1903, 1910, 1926, and 1981. While flood defences are in place along the coast, the Environment Agency acknowledges that extreme events could still overtop or breach these defences, potentially affecting several thousand properties. Our surveyors assess the property's flood risk and the condition of any existing flood mitigation measures.

Many properties in Burnham-on-Sea were constructed in the Victorian and Edwardian eras, with notable buildings from the 1830s and 1840s still standing today. These period properties, while full of character, often have hidden defects that only a professional survey can uncover. Our inspectors regularly identify issues such as penetrating damp, aging roof coverings, outdated electrical installations that do not meet current regulations, and potential problems with solid walls that lack cavity insulation. For properties in the Conservation Area, particularly those Grade II listed on The Esplanade, Regent Street, and Church Street, our surveyors provide specific advice on how any defects might impact listed building status.

The flood risk in this area is particularly relevant for properties along the seafront between South Esplanade and Berrow, including Margaret Crescent, Pier Street, Abingdon Street, College Street, and Regent Street. Our surveyors note the condition of any flood doors, barriers, or resilient flooring that owners may have installed, and we comment on visible signs of previous flooding such as water staining, warped joinery, or salt crystallisation on walls. This information is valuable for your insurance provider and for understanding the long-term maintenance requirements of the property.

• Coastal damp and moisture penetration
• Flood risk assessment
• Age-related structural concerns
• Conservation and listed building considerations
• Outdated electrical systems
• Roof and chimney condition

The Burnham-on-Sea and Highbridge area is seeing significant development activity, particularly in Highbridge where the Isleport Grove development offers new 2, 3, and 4-bedroom homes. Prices on this development range from around £242,500 for a 2-bedroom end terrace to £415,000 for a 4-bedroom detached property. The development is located just west of the M5 and less than a mile from Highbridge and Burnham railway station, making it popular with commuters working in Bristol, Taunton, or Weston-super-Mare.

While new builds come with the protection of a builder's warranty, a RICS Level 2 survey can still identify any snagging issues, construction defects, or problems with fittings and finishes that need addressing before the warranty period expires. Our surveyors check the quality of windows, doors, plumbing fixtures, and electrical installations, identifying any items that do not meet the expected standard for a new property. We also verify that any drainage or ventilation systems are properly installed and functioning.

Looking ahead, Barratt Homes Bristol has proposed a major 2,000-home extension to Burnham-on-Sea, stretching from Berrow Road towards Brent Knoll, which would significantly expand the town. Additionally, the Cavalla Mews development in Berrow is progressing with planning permission granted for 49 new homes, including 20 affordable dwellings. Even on new developments, our survey provides valuable assurance and ensures you are aware of any issues before completing your purchase.

Burnham-on-Sea and Highbridge is a coastal town with a population of approximately 20,200, located adjacent to Junction 22 of the M5 motorway. The town serves as a service centre for the surrounding area and relies significantly on the visitor economy, with many guest houses, caravan parks, and holiday accommodations along the seafront. Highbridge contains the main business park for the area, offering employment opportunities, while the retail centre focuses on the high street area near the seafront.

The area is well-connected to major regional centres, with Bristol, Taunton, and Weston-super-Mare all within a 30 to 45-minute drive. Highbridge railway station provides direct train services, and Bristol Airport is reachable within 30-40 minutes by car. For families, the local area includes several schools rated Good or Outstanding by Ofsted, making Burnham-on-Sea and Highbridge a popular choice for buyers seeking coastal living with good transport links.

The town has a rich architectural heritage with numerous listed buildings, including the Grade I listed Church of St Andrew and the Grade II listed Burnham High Lighthouse. The Burnham-on-Sea Pier, constructed between 1911 and 1914 on concrete piles using granite chippings from Cornwall, was added to the Local Heritage List in February 2024. These historical elements add character to the area but also mean that many properties require careful surveying to ensure any defects do not affect their historic significance or listed status.