RICS Level 2 Homebuyer Survey in Dunkerton and Tunley

Our RICS Level 2 Homebuyer Survey provides a comprehensive visual inspection of all accessible areas of the property. We examine the condition of the roof, walls, foundations, floors, ceilings, doors, windows, and joinery, giving you a clear picture of the property's current state. In Dunkerton and Tunley, where approximately 75% of properties were built before 1980, our inspections frequently identify issues that are common to older construction, including deteriorating stonework, aging roof coverings, and outdated building systems that require attention. The survey report uses RICS traffic light coding to clearly indicate the condition of each element - red for urgent repairs required, amber for defects that need attention, and green for satisfactory condition.

We specifically assess the local geological conditions affecting properties in this area. The underlying Jurassic limestone and Fuller's Earth Clay geology creates specific challenges, including potential shrink-swell movement that can affect foundations. Our surveyors are familiar with how these soil conditions interact with the traditional Bath stone and brick construction methods used throughout Dunkerton and Tunley, and we know what signs of movement or subsidence to look for in properties ranging from 17th-century farmhouses to modern homes. When we inspect a property near the Wellow Brook valley, we pay particular attention to any indications of past flooding or water damage that may not be immediately obvious.

The survey also includes market valuation and insurance rebuild cost estimates, which are particularly valuable in an area where property values have shown steady growth of 2.5% over the past twelve months. Our team uses up-to-date local market data, including recent sales in developments like The Meadows on Tunley Road and Dunkerton Gardens on High Street, to ensure our valuation is accurate and reflects current market conditions. This information proves invaluable when renegotiating the purchase price or arranging buildings insurance, particularly for older properties where rebuild costs can exceed the purchase price due to the cost of matching traditional materials.

• Visual inspection of all accessible building elements
• Assessment of roof condition, including chimneys and leadwork
• Foundation and substructure evaluation
• Damp and timber decay assessment
• Electrical and plumbing condition review
• Energy efficiency advisory
• Market valuation and rebuild cost estimate
• Traffic light coding for priority repairs

Properties in Dunkerton and Tunley present specific challenges that our RICS Level 2 surveys are designed to identify. Damp problems are particularly prevalent in the older stone properties that make up a significant portion of the housing stock. Rising damp occurs when moisture rises through porous stone or brick walls, often due to missing or damaged damp-proof courses, especially in properties built before modern damp proofing became standard. Penetrating damp results from defective rainwater goods, cracked roof tiles, or deteriorating pointing that allows water to saturate walls. In properties with solid stone walls, which are common in the Conservation Areas of both villages, we often find that modern cement-based renders are trapping moisture rather than allowing the walls to breathe, leading to internal damp issues that require specialist treatment.

The roof condition on older properties frequently requires attention. Many homes in the area feature original slate or clay tile roofs that have exceeded their expected lifespan. Our inspectors assess the condition of tiles or slates, leadwork around chimneys and valleys, timber rafters and battens, and chimney stacks. In properties with flat roofs, we check for signs of ponding, blistering, or deterioration that could lead to leaks. Given that 45% of properties in the area pre-date 1945, roof issues are encountered regularly during our surveys. We frequently find that original lime mortar pointing to ridge tiles has deteriorated, allowing water penetration that can damage underlying timber bargeboards and soffits.

The clay geology underlying much of Dunkerton and Tunley presents a subsidence risk that our surveyors specifically assess. Properties built on Fuller's Earth Clay are susceptible to volume changes as the soil moisture content fluctuates. This movement can cause foundation problems, particularly in properties with shallow foundations or those affected by large trees whose roots extract moisture from the clay. We look for signs of structural movement, including cracking to walls, doors and windows that stick, and uneven floors that may indicate ongoing subsidence or heave. Properties near the mature trees along the Wellow Brook valley are particularly susceptible to this type of movement, and we always recommend a careful assessment of tree proximity when inspecting properties in these locations.

Outdated electrical systems and plumbing are common findings in properties built before 1980. Many older homes still have original fuse boxes with rubber insulation, inadequate socket numbers for modern use, and electrical installations that do not meet current regulations. Similarly, galvanised steel pipes, lead water mains, and old heating systems are frequently encountered. Our survey reports highlight these concerns and recommend that a qualified electrician and heating engineer inspect these systems before completion. Given the increasing demand for electric vehicle charging points and modern heating solutions like heat pumps, we also note where the existing electrical infrastructure may need upgrading to support these technologies.

Both Dunkerton and Tunley have designated Conservation Areas, reflecting their historic character and protecting the traditional architecture that makes this area so desirable. If you are purchasing a property within a Conservation Area, our RICS Level 2 survey will identify any visible issues that may require attention, but we will also flag where further specialist assessment may be needed. Properties in Conservation Areas often have additional planning constraints that affect what alterations are permitted, and our report can highlight these considerations alongside the physical condition of the building.

The area has a concentration of listed buildings, particularly around the historic cores of both villages, including churches, farmhouses, and older residential properties dating from the 17th to 19th centuries. Listed buildings require listed building consent for most alterations, and owners have specific obligations regarding their maintenance. For properties that are Grade I or Grade II listed, we generally recommend a RICS Level 3 Building Survey rather than a Level 2, as the more detailed inspection provides the thorough assessment that historic and complex structures require. However, our Level 2 survey still provides valuable information for listed properties and can identify urgent issues that need immediate attention.