RICS Level 2 Survey in Cannington

Cannington's housing mix presents specific challenges that our surveyors know well. With 38.6% detached properties, 30.6% semi-detached homes, and 19.3% terraced houses, the variety of construction types in the village means every survey requires a tailored approach. The age distribution is particularly significant, with over 70% of properties built before 1980. These older homes often have solid walls, traditional timber frames, and older roofing systems that can develop issues over decades of use.

The local geology presents another important factor. Cannington sits on Mercia Mudstone Group, a red mudstone formation that can experience shrink-swell movement, particularly where clay content is significant. This geological characteristic means foundations can be affected by seasonal soil moisture changes, especially near trees or in properties with shallower foundations typical of pre-1919 construction. Our surveyors pay particular attention to signs of subsidence, cracking, or movement that might indicate foundation issues.

Properties in the Cannington Conservation Area, which covers the historic core around St Mary's Church and Cannington Court, often require additional scrutiny. Many of these homes are listed buildings or sit within the conservation boundaries, meaning they may have specific maintenance requirements or restrictions on alterations. Understanding whether a property has listed status and what implications this has for your intended use is crucial before you complete your purchase.

The local economy also influences the housing stock. With Bridgwater & Taunton College's Cannington Campus providing employment and the Hinkley Point C nuclear power station project driving demand for rental properties, the market sees a mix of long-term family homes and properties let to workers. This can affect how properties have been maintained and modified over time, which our surveyors take into account during every inspection.

• Properties over 40 years old
• Conservation Area homes
• Properties near Cannington Brook
• Older sandstone construction
• Homes with feature fireplaces

Based on our experience surveying properties throughout Cannington, we frequently identify several recurring issues that buyers should be aware of. Damp problems are particularly common in older properties, especially those with solid walls or where damp-proof courses have failed or were never installed. The local red sandstone construction, while characterful, can be susceptible to weathering and mortar degradation, allowing water penetration that leads to internal dampness.

Roof conditions are another frequent finding. Many properties in Cannington have original or aging roof coverings that may have slipped tiles, deteriorated leadwork, or damaged flashing. In some cases, we find inadequate insulation or ventilation in roof spaces, which can contribute to condensation problems. Timber defects, including rot in window frames, door frames, and structural timbers, are also commonly identified, particularly in properties that have not been well-maintained.

The flood risk from Cannington Brook should also be considered. Properties in low-lying areas or those with a history of flooding may have underlying damp issues or may have undergone flood resilience work that our surveyors will note. Understanding any flood history and the current condition of any flood mitigation measures is an important part of the survey process.

Electrical and heating systems in older properties often require attention. Many homes built before the 1970s still have older fuse box systems that do not meet current safety standards, and heating systems may be inefficient or nearing the end of their operational life. Our surveyors note the condition of these installations and recommend further investigation by qualified electricians and heating engineers where appropriate.

• Rising damp and penetrating damp
• Roof defects and leaks
• Timber rot and woodworm
• Foundation movement and subsidence
• Outdated electrical systems
• Inefficient heating and insulation

Your RICS Level 2 Survey report will be delivered in a clear, easy-to-understand format that highlights the most important findings. Each section of the property is given a condition rating: red for urgent issues requiring immediate attention, amber for defects that need repairing but are not urgent, and green for satisfactory condition. This system allows you to quickly identify which issues require the most urgent attention.

The report also includes our professional opinion on the property's value and any significant issues that might affect its marketability or your intended use. If we identify any serious defects, we will clearly explain what they mean and recommend appropriate next steps, which may include further specialist investigations. Our team is available to discuss any questions you have about your report after you receive it.

For properties in Cannington, we often include specific observations about local issues such as the condition of sandstone walls, any signs of movement related to the local geology, or flood-related matters for properties near Cannington Brook. This local context helps you understand not just the current condition of the property, but also any ongoing maintenance requirements you should be aware of before moving in.

The report is designed to be used as a tool for negotiation. If significant issues are identified, you can use the report to request repairs from the seller or negotiate a reduction in the purchase price to account for the cost of addressing the defects. Many buyers find that the cost of the survey is recovered many times over through these negotiations.