RICS Level 2 Survey in Chilton Cantelo

Properties in Chilton Cantelo present unique surveying challenges that our inspectors are well-prepared to address. The village boasts an extraordinary architectural heritage, with numerous buildings constructed from Ham stone ashlar and featuring stone slated roofs dating from the 15th century onwards. These older properties, while beautiful, often lack modern damp-proof courses and may suffer from rising damp, penetrating damp through aging stonework, or condensation issues resulting from inadequate ventilation in older construction methods. Many of the listed buildings, including Chilton Cantelo House and Higher Farmhouse, demonstrate traditional construction techniques that require experienced assessors to evaluate properly.

The local geology around Chilton Cantelo, situated on the River Yeo, means that some properties may be built on alluvial deposits which can contain clay soils. While Somerset is not typically classified as a high-risk subsidence area, the increasing threat of shrink-swell clay movement due to climate change means that foundations of older properties in this area should be carefully assessed. Our surveyors examine walls, floors, and roof structures for signs of movement, cracking, or settlement that could indicate underlying structural concerns. We pay particular attention to properties with large trees nearby, as these can exacerbate clay movement issues.

The village's proximity to the River Yeo also brings flood risk considerations into focus. The 3 Villages Flood Group, comprising residents from Mudford, Chilton Cantelo, and Ashington, actively monitors drainage systems and culvert conditions. In January 2025, the A359 was closed due to flooding near the village at Thorny Lane. Our inspectors note flood resilience measures, check damp evidence at lower floor levels, and assess drainage around properties in vulnerable locations. We recommend that buyers in this area also consult the Environment Agency flood maps for comprehensive risk assessment.

• Ham stone construction issues
• Flood risk assessment
• Damp and condensation in older properties
• Foundation and subsidence checks
• Roof condition and slate deterioration
• Electrical and plumbing age assessment

Our RICS Level 2 Homebuyer Survey follows the Royal Institution of Chartered Surveyors guidelines, providing a comprehensive visual inspection of all readily accessible parts of the property. In properties typical of Chilton Cantelo's older housing stock, this includes careful examination of Ham stone walls for signs of weathering, mortar deterioration, or structural movement. Our surveyors assess the condition of stone slated roofs, checking for missing or slipped tiles, deteriorated ridge mortar, and the condition of flashings around chimneys and valleys. We examine the gutters and downpipes, which in older properties are often behind parapet walls where they can deteriorate unseen.

Inside the property, we examine walls and ceilings for cracks that might indicate settlement issues, inspect windows and doors for proper operation and condition, and assess the overall maintenance standard. Given that many Chilton Cantelo properties date from the 18th century or earlier, our inspectors pay particular attention to outdated electrical systems, original plumbing that may not meet current regulations, and insulation standards that fall below modern expectations. We note the condition of any exposed pipework and check whether the consumer unit meets current safety standards. The report also includes observations on the general energy efficiency of the property.

The report includes clear condition ratings for each major element: Condition Rating 1 (no repair needed), Condition Rating 2 (defects requiring attention but not serious), and Condition Rating 3 (serious defects requiring urgent attention). This system helps you prioritise any remedial work and negotiate with sellers if significant issues are identified. We also provide a market value assessment and rebuild cost estimate as part of the standard report. For properties in the BA22 area, our market knowledge helps ensure these valuations reflect local conditions accurately.

• Visual inspection of all accessible areas
• Roof, walls, floors, and foundations
• Windows, doors, and joinery
• Plumbing and electrical condition
• Damp and timber decay assessment
• Energy efficiency observations

Based on our experience surveying properties in this area, several defect categories appear frequently in Chilton Cantelo homes. Roof problems rank among the most common issues, particularly in properties with original stone slate coverings where age has caused deterioration of ridge tiles, hip tiles, and flashings. Water ingress through these defects can lead to timber decay, plaster damage, and costly repairs if not addressed promptly. The stone slate roofs common on historic properties require specialist knowledge to assess properly, as damage to individual tiles may not be visible from ground level.

Damp-related issues affect many older properties in the village, particularly those without modern damp-proof courses. Rising damp can occur in solid-walled Ham stone construction, while penetrating damp may result from damaged gutters, deteriorated pointing, or failed roof coverings. Condensation is also prevalent in older properties with inadequate ventilation, particularly in kitchens and bathrooms where moisture generation is highest. Our surveyors use thermal imaging where appropriate to identify cold spots and areas prone to condensation. We check all rooms for signs of damp staining and measure moisture levels in walls.

Electrical and plumbing systems in Chilton Cantelo's historic properties often require upgrading to meet current safety standards. Original wiring may be decades old and pose a fire risk, while lead pipes or old galvanized steel plumbing should be replaced. Our surveyors document the condition of these installations and recommend appropriate professional inspections where necessary. We note the age and type of the electrical consumer unit, whether the property has modern earthing, and the general condition of visible pipework. Given the age of many properties, it is common for our reports to recommend a qualified electrician and plumber conduct more detailed inspections before purchase completes.

• Roof slate deterioration and missing tiles
• Rising and penetrating damp
• Outdated electrical wiring
• Plumbing system age and condition
• Foundation movement in clay soils
• Window and door operation issues