RICS Level 2 Survey Cheddar

A RICS Level 2 Survey provides a detailed visual inspection of all accessible areas of the property. Our surveyor examines the main structural elements including walls, roof, floors, doors, and windows, assessing their current condition and identifying any defects that require attention. We look behind visible surfaces where possible and note any areas that were inaccessible at the time of the inspection.

The inspection covers vital systems such as electrical, plumbing, and heating, though these aren't tested to the standard of a specialist inspection. We evaluate the property's exposure to flood risk, particularly relevant for Cheddar homes near the River Yeo, and check for issues arising from the local limestone geology and clay soil conditions that can affect foundations and drainage. Our surveyors are familiar with the specific ground conditions in Cheddar, including the alluvial deposits along the river corridor that can present shrink-swell movement in clay-rich areas.

Each survey produces a clear RAG-rated report that immediately flags urgent defects requiring immediate attention, issues to monitor over time, and areas in satisfactory condition. This straightforward colour-coded approach helps you understand exactly what you're purchasing and negotiate appropriately if significant problems are identified. We provide practical recommendations rather than technical jargon, ensuring you can make informed decisions about your Cheddar property.

The survey also includes an energy efficiency overview, which is particularly useful given that many of Cheddar's older properties were constructed before modern insulation standards. With approximately 55% of homes in the village pre-1945, understanding potential heat loss and renovation opportunities can significantly impact your running costs.

• Structural walls and foundations
• Roof coverings and chimneys
• Windows and doors
• Floors and ceilings
• Damp and timber assessment
• Services and utilities
• Flood and drainage risk
• Energy efficiency overview

Our experience surveying properties throughout Cheddar reveals several recurring problems that buyers should be aware of. Damp is particularly prevalent in the older stone properties, where rising damp, penetrating damp, and condensation issues frequently arise due to age, traditional construction methods, and sometimes inadequate ventilation in properties that have been fitted with modern double-glazing without considering air circulation. The local Mendip limestone construction, while beautiful and characteristic of the area, can be particularly susceptible to damp penetration if gutters and flashings have deteriorated.

Roof conditions also require careful assessment. Many properties feature older slate or clay tile roofs showing signs of wear, including slipped tiles, moss growth, and deteriorating lead flashing around chimneys. Chimney stack problems are especially common in Victorian and Edwardian properties throughout Cheddar, with mortar deterioration, leaning stacks, and flashing issues frequently identified during our surveys. Given the age of much of Cheddar's housing stock, many roofs will be approaching or beyond their expected lifespan.

Subsidence and heave present localised risks in Cheddar. While the limestone bedrock generally provides good stability, areas with significant clay deposits near the River Yeo alluvial plains can experience shrink-swell movement, particularly when trees are nearby. Properties in lower-lying areas also face potential flood risk from the River Yeo and surface water runoff from the Mendip Hills during heavy rainfall. Our surveyors specifically check for signs of past movement or flooding in vulnerable properties.

Electrical and plumbing systems in older Cheddar properties frequently require updating. Many homes built before 1980 still contain original wiring that would not meet current electrical safety standards, and galvanised steel or lead pipes are commonly found in properties of this age. These issues often remain hidden behind walls and under floors, making a survey essential for identifying the true condition of these critical systems.

• Rising and penetrating damp
• Roof tile slippage and deterioration
• Chimney stack defects
• Subsidence or heave movement
• Woodworm and timber rot
• Outdated electrical wiring
• Original plumbing systems
• Surface water flooding

Understanding Cheddar's diverse building heritage helps explain why surveys need a local approach. The village's oldest properties, representing approximately 25% of the housing stock and built before 1919, were typically constructed with solid walls of local Mendip limestone, often using lime mortar rather than modern cement. These traditional buildings breathe differently from modern properties and require specialist understanding during survey assessment. Our surveyors recognise that what might appear as a defect in a modern property is often normal behaviour for a traditional limestone cottage.

Properties built between 1919 and 1945, around 15% of Cheddar's housing, often feature increased use of red brick alongside stone. Cavity wall construction began to emerge during this period, though many properties still have solid walls. Roofs from this era typically use slate or clay tiles, with increasingly sophisticated timber trusses replacing traditional rafter construction. Chimney stacks are particularly prominent on these properties and require careful structural assessment.

The post-war period from 1945 to 1980 saw significant development in Cheddar, with approximately 35% of current properties built during this period. Brick cavity wall construction became standard, often with rendered finishes. These mid-century properties present their own survey considerations, including potential asbestos-containing materials in older extensions and renovations, original single-glazed windows, and heating systems that may be approaching the end of their functional life.

Modern properties built since 1980, comprising about 25% of Cheddar's housing, typically feature standard cavity wall construction with brick and blockwork, often incorporating some stone cladding to reflect the local character. While generally requiring less maintenance than older properties, these homes still benefit from professional survey assessment to identify any construction defects or installation issues that may have emerged over their lifespan.