RICS Level 2 Survey Keinton Mandeville

Keinton Mandeville's unique character stems from its history as a centre for Blue Lias stone quarrying, with 18 different stone quarries operating in the village historically. Many properties in the area are constructed from this distinctive local stone, including several Grade II listed buildings such as the Church of St Mary Magdalene dating from the 13th century, Keinton House, and Manor Farmhouse. While Blue Lias stone is generally free-draining, the underlying clay-rich soils can create shrink-swell issues during periods of wet or dry weather, potentially affecting property foundations. Our inspectors understand these local construction methods and the specific challenges they present.

The village has seen significant development in recent years, with new estates adding diverse property types to the housing stock. From the 100-home development south of the High Street to the luxury Copia properties valued at £1.5 million, our surveyors have the expertise to assess properties across all price points and construction types. The mix of period cottages, mid-century homes built between 1936 and 1979 on areas like Irving Road, and contemporary new builds means that each property requires a tailored inspection approach. We have experience surveying properties on all the newer developments including Manor Park and the Combe Lane plot where new detached homes are being constructed.

Recent price trends show some volatility in the Keinton Mandeville market, with prices down approximately 14% from the previous year and significantly below the 2022 peak of £693,800. Despite this correction, properties in the area remain a significant investment, making a thorough survey essential. Our Level 2 reports identify defects that might not be apparent during a viewing, from structural movement in older stone buildings to issues with drainage systems that have faced increasing pressure from new developments. The local sewage system at Charlton Adam Pumping Station has reportedly struggled to cope with demand, and our surveyors pay particular attention to drainage condition when inspecting properties throughout the village.

The local primary school is currently over capacity, which is an important consideration for families looking to move to the area. This, combined with the limited number of properties available in the village, means that demand for family homes remains steady despite broader market fluctuations. Whether you are purchasing a period property that may require renovation or a new build with a developer's warranty, our survey provides the you need when making one of the biggest financial decisions of your life.

• Damp and moisture assessment
• Roof and structural condition check
• Electrical and plumbing inspection
• Drainage and drainage system evaluation
• Thermal efficiency comments
• Market valuation (optional)

Our experience surveying properties throughout Somerset has identified several recurring issues that buyers in Keinton Mandeville should be aware of. The age of the housing stock means that many properties will have some level of deterioration, from missing roof tiles on older buildings to outdated electrical systems that may not meet current safety standards. Traditional construction methods used in the area, particularly in properties built before modern building regulations, often lack the damp-proof courses and insulation expected in contemporary homes. Properties on Irving Road built in the late 1980s will have different characteristics compared to the medieval cottages around the church.

Drainage concerns have been raised in the village, with the existing sewage system reportedly struggling to cope with demand. The Charlton Adam Sewage Pumping Station has been highlighted as inadequate, and concerns have been raised that additional development will amplify these existing problems. Our surveyors inspect above-ground drainage systems and note any visible issues, though a full drainage survey may be recommended for properties with a history of damp or drainage problems. The underlying Blue Lias geology, while free-draining, can interact with clay subsoils to create ground movement issues, particularly during extended dry or wet periods.

Properties in the village range from the medieval Church of St Mary Magdalene to mid-century homes on Irving Road and recent new builds. Each era brings its own characteristic defects. Period stone properties may suffer from mortar deterioration, while properties built in the 1960s and 1970s often have concrete foundations that can be prone to sulphate attack. Our inspectors understand these different construction methods and know what to look for when assessing properties across Keinton Mandeville's varied housing stock. The thatch roofing that was common in the late 18th century has largely been replaced with slate or clay tiles, but we still encounter thatched properties that require specialist assessment.

The village's history of quarrying means that some properties may have been built on or near former quarry sites. While most quarries are now disused, these locations can present unique ground stability considerations. Our surveyors are trained to identify potential issues related to historical mining and quarrying activity, and we will recommend further investigation if ground stability concerns are identified. This is particularly relevant for properties near the historic quarry locations around the village centre.

• Rising damp in period properties
• Missing or damaged roof tiles
• Outdated electrical wiring (no RCD protection)
• Cracks from structural movement
• Defective gutters and drainage
• Inadequate insulation