RICS Level 2 Survey in Combe Hay

Our RICS Level 2 survey provides a comprehensive visual inspection of all accessible areas of a property. Our inspector will examine the walls, ceilings, floors, doors, and windows, as well as the roof space where safe access is available. In Combe Hay, where many properties feature traditional Bath stone construction and slate roofing, we pay particular attention to the condition of these historic materials, checking for signs of deterioration, past repairs, or potential issues that might affect the building's long-term integrity. We have found that Bath stone, while durable, can suffer from erosion in exposed positions, and mortar joints often require repointing after decades of exposure to the elements.

The survey includes an assessment of the property's services, covering electrical installations, plumbing, and heating systems. Our inspector will note any obvious defects or areas requiring specialist attention from qualified tradespeople. Given the age of many properties in Combe Hay, which include Edwardian-era homes and period cottages, we pay particular attention to the condition of electrical wiring and plumbing that may date from the original construction or have been updated over the years. We often find that older consumer units and dated wiring configurations need upgrading to meet current regulations, which is something we flag in our reports.

Outside the property, our inspector examines the condition of the roof, chimney stacks, rainwater goods, and external walls. We assess any outbuildings, garages, or boundaries that form part of the property. For properties in Combe Hay's conservation-sensitive location within the Cotswolds AONB, we note any features that may affect the property's listing status or require consideration for future alterations. The resulting report provides a clear red, amber, or green rating system that highlights areas of concern and helps you prioritise any necessary remediation work. We have surveyed several properties along Old Bath Road where the combination of age and exposed location meant we identified slipped slates and deteriorating valley gutters that needed attention.

Our surveyors also provide a market value assessment and insurance rebuild cost estimate as part of the standard Level 2 package. This proves particularly valuable in Combe Hay, where property values can exceed £1 million, ensuring you have adequate insurance cover should the worst occur. The report includes practical guidance on maintenance and any urgent repairs identified during the inspection. We recently surveyed a detached property at Rectory Lodge where the rebuild cost assessment proved essential for the buyer to obtain appropriate coverage.

• Visual inspection of all accessible areas
• Assessment of construction and condition
• Evaluation of services and utilities
• Market value and rebuild cost estimates
• Condition rating system (Red/Amber/Green)
• Guidance on repairs and maintenance

The housing stock in Combe Hay predominantly consists of older period properties, with many homes dating from the Edwardian era or earlier. These properties were typically constructed using local Bath stone, a limestone quarried from the hills surrounding Bath, and covered with traditional slate roofs. While these materials create the distinctive character that makes Combe Hay so desirable, they also require ongoing maintenance and can present specific challenges that our surveyors are trained to identify. We have found that Bath stone is particularly susceptible to frost damage in colder months, and older properties often have solid walls without modern cavity insulation.

Detached properties in Combe Hay, such as those sold on Old Bath Road and Anchor Lane, represent the upper end of the local market, with prices regularly exceeding £800,000. These substantial homes often feature generous gardens and outbuildings, which our surveyors include in the inspection. The larger footprint of detached properties means more roof space, more external walls, and more potential areas for issues to develop, making a thorough Level 2 survey particularly valuable. We recently surveyed Bridge Farm on Anchor Lane, a substantial detached property that sold for £1,475,000, and identified several areas requiring attention that the buyer was glad to know about before completing.

Terraced properties and smaller cottages in the village offer more affordable entry points to the Combe Hay market, with recent sales around the £488,000 mark. While these properties may be smaller, they often share the same construction materials and age-related considerations as their detached counterparts. Our surveyors inspect terraced properties with equal thoroughness, paying attention to shared walls, boundaries, and any issues that might affect multiple properties. We inspected Rose Cottages on The Lower Lane and found issues with the shared roof structure that affected both properties.

The village's location within the Cotswolds Area of Outstanding Natural Beauty means that some properties may be listed or fall within conservation areas. While a Level 2 survey does not specifically address planning or listed building regulations, our inspectors will note any features that might indicate a listed status and recommend seeking specialist advice if required. This is particularly relevant for properties with period features, traditional materials, or historical character. We always recommend that buyers check with Bath and North East Somerset Council regarding any planning constraints before proceeding with major works.