RICS Level 2 Survey in High Ham

High Ham's housing stock presents unique considerations for prospective buyers. The village boasts an unusually high concentration of historic properties, with many houses surviving from the 15th and 16th centuries. These older properties, while full of character, often exhibit issues related to their age, including outdated electrical systems, original timber frames that may have settled over centuries, and traditional building materials that require specialist knowledge to assess properly. A RICS Level 2 survey provides you with professional insight into these age-related issues, highlighting what repairs or improvements might be necessary now and in the years ahead.

The predominant building material in High Ham is lias stone, used in either coursed rubble or squared forms for most pre-19th century houses. Properties such as Beer Farmhouse and Chapel Farmhouse showcase these traditional construction methods. Some properties, including Henley farmhouse within the parish, may be constructed of cob, which requires specific expertise to evaluate. Understanding these traditional construction methods is essential when assessing property condition, as improper maintenance or modern alterations can compromise the integrity of historic buildings. Our surveyors are familiar with these local building traditions and will identify any concerns specific to the construction methods used in your property.

The local geology also plays a role in property condition assessments. High Ham sits on a former island rising from surrounding marshland, with historical drainage projects like the King's Sedgemoor Drain transforming the wetlands into agricultural land in the late 18th century. This marshland heritage means some properties may be affected by ground conditions that could lead to subsidence or drainage issues, particularly where clay-heavy soils are present. Our surveyors will assess the potential impact of these geological factors on the property's structural integrity, paying particular attention to any signs of movement or cracking that might suggest foundation problems.

Recent parish council minutes have highlighted ongoing drainage concerns in the area, including blocked drains requiring clearing near Willow Cottage and jetting works in the Hext Hill and Netheram Farm areas. These local issues underscore the importance of thorough drainage assessment during our surveys, as properties in this area have historically been susceptible to waterlogging and drainage problems.

• Thorough visual inspection of all accessible areas
• Identification of defects and maintenance issues
• Assessment of construction type and materials
• Evaluation of potential risks from local geology and drainage
• Condition ratings for each element
• Clear recommendations for further investigation if needed

Given the age and character of properties in High Ham, certain defects are more commonly identified during our surveys. Damp and moisture problems rank as the most common issue across UK properties, and High Ham's historic buildings are particularly susceptible due to their traditional construction methods. Failed damp proof courses, poor ventilation, defective gutters, and porous render or pointing can all lead to damp issues that, if left untreated, may cause significant damage to the property structure and finishes. The lias stone construction common in this area can be particularly porous, and we often find that older pointing has deteriorated allowing water penetration.

Roof defects are another frequent finding in this area. Many older properties in High Ham retain their original clay tiles, and roof spread can occur if these have been replaced with heavier modern concrete tiles without adequate structural reinforcement. Our surveyors inspect roof coverings, flashings, chimneys, and roof structures to identify any signs of damage, deterioration, or movement that could lead to water ingress. We also check for adequate ventilation in roof spaces, which is essential for preventing timber decay and moisture accumulation. Given the age of properties in High Ham, we frequently encounter deteriorated lead flashing around chimneys and valleys that requires attention.

Structural movement and cracks require careful assessment in any historic property. While some minor cracking may be attributable to age and settlement, more significant movement could indicate subsidence, particularly in areas with clay soils or where large trees are present near the property foundations. Given High Ham's marshland history and the potential for clay geology in the wider area, our surveyors pay close attention to any signs of structural movement or cracking that might suggest foundation issues. We examine window and door openings specifically, as these often reveal the earliest signs of structural movement in older properties.

Timber decay and pest damage are common concerns in older properties, particularly those with original timber frames, floor structures, or roof timbers. Woodworm, dry rot, and fungal growth can all compromise the structural integrity of timber elements, especially in areas with poor ventilation or previous damp issues. Our surveyors inspect accessible timber elements for signs of decay or infestation, noting any areas requiring further specialist investigation. In properties with cob construction, we also check for erosion and structural integrity issues that can affect these traditional walls.

Outdated electrical systems are frequently encountered in High Ham's historic properties. Many properties retain their original wiring from the mid-20th century or earlier, which may not meet current safety standards and could pose a fire risk. We identify obvious electrical deficiencies during our inspection and recommend a qualified electrician to conduct a more thorough electrical inspection before completion.