RICS Level 2 Survey in East Pennard

The housing stock in East Pennard presents particular considerations for prospective buyers. This village boasts a designated Conservation Area and numerous listed buildings, including the Grade I listed Church of All Saints, which dates back to the 14th century, and the rare Grade II* Churchyard Cross. Many properties in the area are constructed from traditional Somerset stone, and our surveyors understand how these materials perform over time and what to look for during a thorough inspection. We have examined numerous hamstone cottages and farmhouses in the area, giving us practical knowledge of the common issues affecting these traditional buildings.

Recent sales data shows detached properties fetching premium prices, with the median sale reaching £1,100,000 in 2024, representing a 66.7% increase compared to 2023. Semi-detached homes sold for around £585,000, reflecting the strong demand for character properties in this sought-after village. When investing this much in a property, our inspectors believe a comprehensive Level 2 survey provides essential protection and helps identify any issues before you commit. The premium property values in East Pennard mean that even minor defects, if left undetected, could translate into significant repair costs.

The rural nature of East Pennard means properties often rely on private water supplies, septic tanks, and older heating systems that require specialist assessment. Our surveyors check all these elements during their inspection, providing you with a clear picture of the property's condition and any works that may be required. We examine the structure, roof, walls, damp levels, and environmental factors that could affect your investment. Given that many properties here are older, we pay particular attention to the condition of historic features, traditional building materials, and any signs of structural movement that may have occurred over decades or centuries.

The recent planning approval for nine dwellings at Yew Tree Farm (application 2025/0675/VRC) indicates some new development activity on the edge of the village, though East Pennard remains predominantly a settlement of older properties. Our surveyors are experienced in assessing both traditional historic homes and newer constructions, understanding how building methods have evolved and what issues might arise at different property ages. Whatever type of property you are considering, we provide the detailed inspection you need to make an informed decision.

• Stone construction issues
• Damp and condensation
• Roof condition
• Private drainage systems
• Older electrical systems
• Timber defects

East Pennard's character derives significantly from its collection of historic buildings. The village contains multiple Grade II listed properties, including Ash Farmhouse, Batch Farmhouse, Boxbush Farmhouse, and Brook Farmhouse, alongside the more rarefied Grade II* Churchyard Cross. The Manor and Old School also contribute to the village's historic fabric, while properties like Great Rusham, Huxham Farmhouse, and Mill Farmhouse represent the agricultural heritage of the area. Owning a listed building brings specific responsibilities, and our surveyors are experienced in identifying issues common to historic properties.

Traditional stone-built properties in Somerset often face challenges with moisture management, particularly where pointing has deteriorated over decades. Our inspectors check thoroughly for signs of penetrating damp, which can be more problematic in older stone walls than in modern cavity wall construction. We also look for evidence of structural movement, which sometimes occurs in older buildings as foundations settle over time. The clay soils prevalent in this part of Somerset can contribute to subtle ground movement, and our surveyors know how to identify the signs.

One planning application in the area mentioned a very rare surviving example of cob construction, highlighting the diverse building methods used in East Pennard over the centuries. Cob buildings require specialist knowledge to assess and maintain properly, and our surveyors understand these traditional construction methods and can advise on appropriate remedial works if needed. If you are considering purchasing a property with cob construction, we can advise whether a more detailed Level 3 survey might be appropriate.

For properties within the Conservation Area, there are additional considerations regarding alterations and improvements. Our surveyors understand these constraints and can highlight any features that may affect your plans for the property. We can advise on what might require listed building consent or Conservation Area approval, helping you understand the responsibilities that come with owning a historic property in East Pennard.

• Traditional lime mortar pointing
• Cob wall condition
• Stone wall dampness
• Foundation settlement
• Roof slate condition
• Chimney stability

The RICS Level 2 survey provides a comprehensive assessment of the property condition, covering all major structural elements and building services. Our inspector examines the walls, roof, floors, doors, and windows, plus the condition of the bathroom, kitchen, and any outbuildings. We check for signs of damp, rot, insect damage, and structural movement that could affect the building's integrity. The inspection is visual, meaning we do not remove coverings or excavate hidden areas, but we can often identify issues from tell-tale signs that are visible.

The report includes an Energy Efficiency Assessment referencing the property's EPC rating, helping you understand potential energy costs and improvements. We also highlight any urgent defects that require immediate attention, such as unsafe electrical installations or significant structural problems. This information proves invaluable when negotiating the purchase price or requesting remedial works from the seller. Many buyers in East Pennard have used their survey reports to secure concessions that more than offset the cost of the inspection itself.

For properties in East Pennard, our survey specifically addresses the common issues found in this area's older housing stock. We pay particular attention to the condition of stone walls, traditional roof coverings, and any historic features that may require specialist maintenance. The report provides practical guidance on what to do next, whether that is obtaining quotes for repairs or consulting a conservation specialist for listed building requirements. We can also advise on the potential need for a more detailed Level 3 survey if significant historic construction issues are identified.

Given that most properties in East Pennard are likely to be over 50 years old, and many are considerably older, the Level 2 survey is particularly valuable. These older properties often have hidden defects that only an experienced eye will spot, from deteriorating timber in roofspaces to subtle signs of damp in stone walls. Our surveyors have the local knowledge to understand what is normal for properties of different ages and construction types in this area, and what might indicate a problem requiring further investigation.