RICS Level 2 Survey in Glastonbury

A RICS Level 2 Survey provides a thorough inspection of the property's accessible areas, assessing the overall condition and identifying any defects that may impact the property's value. Our surveyors examine the roof structure, walls, floors, windows and doors, damp proofing, and the condition of vital services like plumbing and electrics. Unlike a basic mortgage valuation, this survey tells you exactly what is wrong with the property and how serious those issues are. We take photographs of all significant defects and provide clear descriptions that help you understand exactly what you're buying.

The survey includes a traffic light rating system that clearly indicates the condition of each inspected element. Red ratings highlight urgent issues requiring immediate attention, amber shows defects that need resolving in the near future, and green indicates satisfactory condition. This makes it easy to prioritise repairs and negotiate with sellers if significant issues are found. For Glastonbury properties, this is particularly valuable given the age of much of the local housing stock, where issues like aging roof structures or outdated electrical systems are commonly encountered.

Our surveyors also provide practical advice on maintenance matters and any specialist investigations that may be needed. If we identify potential problems with the property's structure, such as signs of subsidence related to the clay soils common in the Somerset Levels, we'll recommend a more detailed RICS Level 3 Building Survey. We also check for issues commonly found in older properties, including damp penetration, timber defects, and outdated electrical systems that may not meet current regulations.

During the inspection, we systematically examine the roof space (where accessible), walls both internally and externally, floors, windows, doors, and the condition of any garage or outbuildings. We check the damp proof course, look for signs of rot or woodworm in timber elements, and visually inspect electrical and plumbing installations. For properties in Glastonbury's conservation areas, we pay particular attention to any features of architectural or historical interest that may affect your renovation plans or require specialist maintenance.

• Roof structure and covering
• Wall construction and condition
• Damp and timber assessment
• Windows, doors, and joinery
• Plumbing and electrical visible installations
• Boundary walls and outbuildings

Glastonbury's unique location on the Somerset Levels presents specific challenges for property buyers. The area is known for its complex geology, with significant deposits of clay in the underlying soil. This clay is prone to shrink-swell behaviour, expanding when wet and contracting during dry periods, which can lead to subsidence or heave affecting property foundations. Our surveyors are trained to look for the signs of this type of movement, including cracks in walls, doors that stick, and uneven floors. We've inspected many properties in areas like the low-lying land near the River Brue where these issues are most commonly encountered.

The town also sits within a flood risk area, particularly properties close to the River Brue and other watercourses that flow through the Somerset Levels. Flooding can cause significant structural damage and lead to ongoing damp problems that may not be immediately visible. During your survey, we'll assess the property's vulnerability to flooding and check for any existing water damage or damp issues that may be related to the local flood risk. This is especially important for lower-lying properties in the area and those with basements or cellars, which are relatively common in Glastonbury's older properties.

Much of Glastonbury's housing stock dates from the late 19th and early 20th centuries, with period terraced homes and early 1900s properties forming a significant portion of the market. These older properties often have traditional construction methods, including solid walls rather than modern cavity walls, lime mortar pointing, and original timber frames. While these features can be desirable, they also require specific maintenance approaches and can be more susceptible to issues like rising damp, penetrating damp, and timber decay if not properly maintained. Many properties in the town centre and around St John's Road feature local Blue Lias limestone construction, which requires specific expertise to properly assess.

We frequently encounter specific issues when surveying Glastonbury properties. Electrical wiring in older homes often requires upgrading to meet current regulations, as many original installations are now inadequate for modern living. Roof conditions are another common concern, with many period properties showing signs of age-related deterioration including slipped tiles, failing pointing, and deteriorated mortar on chimneys. Timber-framed windows, while characterful, often require ongoing maintenance to prevent rot and ensure security. Our detailed reports flag all these issues so you know exactly what maintenance and repair costs to expect.

• Clay soil subsidence risk
• River flooding vulnerability
• Period property defects
• Traditional construction issues
• Outdated electrical systems
• Roof and chimney deterioration