RICS Level 2 Survey in Cossington

The housing stock in Cossington presents unique challenges that make a professional RICS Level 2 survey particularly valuable. Many properties in this area were constructed using traditional building methods, with walls built from local stone or cob, and roofs covered with clay tiles from Bridgwater or Welsh slate. While these materials give the village its charming character, they also require expert knowledge to assess properly. Our surveyors have inspected numerous properties along Cossington Lane, near the village centre, and understand how these traditional materials perform over time in the local climate.

Properties in Cossington are particularly susceptible to several common defects that our surveyors regularly identify during inspections. The local geology, which sits on clay-rich soils near the Polden Hills, creates potential for shrink-swell subsidence, especially in older properties with shallow foundations. We've seen properties along the road towards Chilton Polden showing signs of foundation movement related to clay soil expansion and contraction. The village's proximity to the River Soar also means that some properties face flood risk, particularly in areas near Cossington Grange, Cossington Mill, and the Cossington Meadows Nature Reserve. Understanding these specific risks is crucial for any buyer in the area.

Many homes in Cossington date from the 16th to 19th centuries, meaning they were built before modern building regulations. Properties like Cossington Park and Hill View exemplify this heritage, with their original timber frames and solid stone walls. These older properties often lack damp-proof courses, may have outdated electrical systems, and could have structural issues related to the movement of timber beams over time. Our surveyors check for signs of timber decay, particularly where beams meet external walls, and assess whether original features have been adequately maintained. A RICS Level 2 survey identifies these issues before you commit to purchasing, potentially saving you thousands in future repair costs.

The Somerset Levels and Moors, which border Cossington, create specific environmental considerations for property buyers. The area is prone to high water tables and seasonal flooding, which can affect dampness levels in older properties. Our surveyors assess drainage around properties, check the condition of any existing damp-proofing, and note whether flood mitigation measures are in place. Properties near the River Soar, particularly those in the Old Mill area, require careful evaluation of flood risk before purchase.

• Structural movement and subsidence
• Rising damp and penetrating damp
• Roof condition and tile deterioration
• Outdated electrical systems
• Flood risk assessment
• Timber decay and woodworm

Cossington's architectural heritage reflects the village's agricultural past and the availability of local materials. The predominant use of local stone and cob for walls was practical for early builders, as these materials were readily available from the surrounding land. Stone walls, particularly evident in buildings like Cossington Grange, provide excellent durability but can suffer from mortar degradation over time. Cob walls, while thermally efficient, are susceptible to erosion in prolonged wet conditions and require regular maintenance.

Roofing materials in Cossington evolved through the centuries, with clay tiles from Bridgwater becoming common from the late 18th century onwards. We frequently inspect properties with original Bridgwater tiles, assessing their condition and checking for any replacement with modern concrete tiles that may have been carried out over the years. Welsh slate also appears on many properties, brought to the area following the expansion of the canal and railway network. Our surveyors examine roof coverings carefully, looking for signs of weathering, tile slippage, and deterioration of pointing that could lead to water ingress.

The Polden ridge geology, where Cossington sits, creates specific challenges for property owners. The clay with limestone outcrops that underlies the village can cause foundation movement when moisture levels change. Properties built on shallow foundations, common in the 16th and 17th centuries, may show signs of settlement cracks, particularly following periods of drought or excessive rainfall. Our surveyors examine walls, ceilings, and door frames for evidence of movement, measuring crack widths and assessing whether they indicate ongoing structural issues.

Many properties in Cossington retain their original character features, including exposed beams, flagstone floors, and inglenook fireplaces. While these add to the charm of older homes, they can also conceal issues such as hidden timber decay or inadequate ventilation. We take particular care when inspecting these features, noting any alterations that may have affected the structural integrity of the building. Properties that have been extended over the years require careful assessment to ensure that junctions between old and new work are properly constructed and weatherproofed.

Our RICS Level 2 surveys provide a comprehensive assessment of the property's overall condition, with particular attention to issues commonly found in Somerset properties. The inspection covers all major elements of the building, including the walls, roof, floors, ceilings, doors, windows, and staircases. We also assess the condition of plumbing and electrical systems, though these are not tested in detail. The survey is visual only, meaning we do not move furniture or conduct invasive investigations, but we will identify visible defects and areas of concern throughout the property.

The report includes clear condition ratings for each element: Condition Rating 1 means no repair is currently needed, Condition Rating 2 indicates repairs are needed but are not urgent, and Condition Rating 3 signifies serious defects requiring urgent attention. This system helps you prioritise any work that may be needed after purchase. We also provide specific advice on what further investigations might be beneficial, such as testing for asbestos in older properties, commissioning a structural engineer to assess foundation movement, or requesting an electrician to test the condition of the fuse board.

For properties in Cossington, our surveyors pay particular attention to the specific risks associated with the area. This includes assessing the condition of stone and cob walls, evaluating roof coverings (particularly clay tiles and slate), checking for signs of damp in older properties, and identifying any evidence of movement or subsidence related to the local clay soils. We also note the proximity to the River Soar and whether flood mitigation measures are in place, such as proper drainage, flood barriers, or the presence of any existing flood damage that may have been repaired.

External areas are also inspected where safe and accessible, including gardens, outbuildings, boundary walls, and drives. In Cossington, where larger plots are common, we note the condition of any detached outbuildings, the state of retaining walls near the Polden Hills, and the effectiveness of surface water drainage. Properties with extensive grounds may require additional consideration for tree cover and its potential impact on foundations.