RICS Level 2 Survey in Charlton Mackrell

Our RICS Level 2 surveys provide a thorough inspection of the property's condition, focusing on issues that are particularly relevant to homes in the Charlton Mackrell area. We examine the roof structure, external walls, dampness levels, and structural integrity, paying special attention to the traditional building materials used throughout the village. The prevalence of Blue Lias stone in local properties means our inspectors know exactly what to look for when assessing walls, foundations, and potential moisture penetration issues. We understand how this porous limestone behaves in the local climate and can identify issues that general surveyors might miss.

We check all accessible areas including roofs, walls, floors, windows, doors, and garages. Our surveyors inspect both the interior and exterior of the property, using our tools to probe suspected areas of decay and measure moisture levels. We identify defects that could affect the property's value or require costly repairs, categorising them by severity so you understand which issues need immediate attention versus those worth monitoring. Each survey includes detailed photographs and clear descriptions of any problems found.

The report includes clear ratings for each area inspected: Condition Rating 1 means no repair is required, Condition Rating 2 indicates repairs are needed but are not urgent, and Condition Rating 3 flags urgent repairs requiring immediate attention. This straightforward system helps you prioritise maintenance and negotiate with sellers based on our professional findings. We also provide advice on legal matters that may affect your purchase and include an energy efficiency assessment.

Given that Charlton Mackrell sits on geology with a notable shrink-swell hazard, our inspectors pay particular attention to foundation condition and signs of subsidence. We examine walls for cracks that might indicate ground movement, check doors and windows for sticking that could suggest structural movement, and assess the condition of any drainage systems that might be affected by clay soil expansion. This local expertise helps us spot issues that surveyors unfamiliar with the area might overlook.

• Roof and chimney inspection
• Damp and moisture assessment
• Wall structure analysis
• Window and door condition
• Floor and ceiling inspection
• Electrical and plumbing visible evidence
• Drainage and gutters check
• Outbuildings and boundaries

Based on our experience surveying properties throughout the Charlton Mackrell area, we regularly identify several recurring issues that buyers should be aware of. Damp problems are particularly common in older properties with solid walls, where moisture can penetrate through the stonework and become trapped. The traditional lime mortar used in historic buildings allows moisture to evaporate, but when properties have been repointed with cement mortar, this breathing capacity is lost, leading to damp problems inside the property. We've found this issue particularly prevalent in cottages along the main village roads.

Roof conditions require careful assessment throughout the village. Many properties feature clay pantiles or slate roofing that has been in place for decades. Our inspectors check for cracked or slipped tiles, deteriorating ridge mortar, and signs of past water ingress. Thatched properties, which can be found in nearby West Charlton, require specialist attention due to their unique construction and fire safety considerations. Properties with original thatched roofs often need more frequent maintenance and specialist surveys.

Electrical and plumbing systems in period properties often fall well below modern standards. Original wiring from the mid-20th century or earlier can pose serious safety risks, and lead pipework is still found in some older homes. While our survey is not a full electrical or plumbing inspection, we identify visible concerns and recommend that buyers obtain specialist inspections of these services. We've found outdated consumer units and insufficient electrical earthing in many period properties throughout the Charlton Mackrell area.

The area's flooding history means we pay particular attention to drainage, ground-floor vulnerability, and any signs of previous water damage. Properties in lower-lying parts of the village near watercourses are particularly susceptible, and we've identified properties that have required extensive drying out and renovation following flood events. We check the condition of sump pumps, where present, and assess whether properties have been adequately flood-proofed.

• Rising damp in solid-walled properties
• Roof tile damage and ridge deterioration
• Subsidence from clay soil movement
• Outdated electrical wiring
• Original plumbing with lead pipes
• Chimney stack deterioration
• Window frame rot
• Drainage system issues