RICS Level 2 Survey Kelston, Bath and North East Somerset

Our inspectors conduct a visual inspection of all accessible areas of your Kelston property, examining the walls, roof, floors, windows, doors, and built-in fixtures. We assess the overall condition and highlight any defects that fall outside the acceptable range for the property's age and type. For Kelston's older stone properties, we pay particular attention to signs of damp penetration, stone deterioration, and the condition of traditional lime mortar pointing. We examine the external walls for cracking, erosion, and any signs of structural movement that might indicate foundation issues.

The survey includes a thorough assessment of services such as plumbing, electrical wiring, and heating systems. We check that these installations are generally safe and functional, though we note that a full electrical or gas safety check requires separate qualified engineers. Our report covers the grounds of the property too, including any outbuildings, boundaries, or drainage systems that might affect the overall value. Given that many Kelston properties have large gardens and outbuildings, we ensure these elements receive appropriate attention in our assessment.

We categorise each defect using RICS traffic light ratings: red for serious issues requiring urgent attention, amber for items needing future repair, and green for satisfactory condition. This clear system helps you prioritise works and negotiate with sellers if significant issues are found. The traffic light format makes it easy to see at a glance which areas need immediate attention versus those that can be addressed over time. Our reports also include market value reinstatement costs for insurance purposes, giving you complete information for your purchase decision.

Our surveyors specifically look for issues common to Bath stone construction, including spalling (surface flaking), mortar joint deterioration, and signs of previous repair work that may not meet current standards. We also check for the presence and condition of damp proof courses, though many older properties may not have one or may have one that has failed. For properties with swimming pools, tennis courts, or other substantial outbuildings, we note these as extra elements that may require additional specialist assessment.

• Structural walls and foundations
• Roof covering and structure
• Windows, doors, and joinery
• Damp and timber condition assessment
• Plumbing and water systems
• Electrical wiring overview
• Outbuildings and boundaries
• Energy performance rating

Properties in Kelston face several area-specific challenges that our Level 2 surveys address. The village sits along the River Avon, meaning properties in lower-lying positions or close to the riverbanks may have increased flood risk. Our surveyors note any signs of previous water damage or flood mitigation measures that may be in place. Surface water flooding can also occur in certain topographical positions, particularly after heavy rainfall. We check drain gully positions and the general slope of the land around the property to assess surface water runoff patterns.

The underlying geology around Bath includes clay deposits, which can cause shrink-swell movement affecting foundations. This is particularly relevant for properties with shallow foundations or those on slopes. Our inspectors look for signs of subsidence or structural movement, including cracking patterns in walls and door/window frame distortion. While Kelston itself doesn't have a known mining history, foundation conditions are still assessed. Properties on the slopes leading down to the River Avon may have more complex foundation arrangements that require careful inspection.

Stone deterioration is a common issue in Kelston properties built from Bath limestone. Exposure to weather can cause erosion, spalling (surface flaking), and cracking. Repointing work done with modern cementitious mortar rather than traditional lime mortar can accelerate stone decay by trapping moisture. Our survey reports highlight these issues and recommend appropriate repairs to preserve the building fabric. We've seen numerous properties where previous repair work has actually caused more damage than the original defect.

Given the age of much of Kelston's housing stock, outdated electrical wiring and plumbing are frequently encountered. Many pre-1919 properties still have original or early fuse box installations that would not meet current regulations. We flag these as matters requiring attention by qualified electricians and plumbers before occupation. We've found properties with older consumer units that would simply not pass current electrical safety standards, and these are clearly flagged in our reports.

Roof conditions are another common area of concern in Kelston, where many properties feature traditional slate or clay tile roofs. These can suffer from slipped or broken tiles, deteriorated leadwork around chimneys and valleys, and rot in supporting timber structures. Our surveyors access roof spaces where safe and accessible to inspect these elements thoroughly. Even where full roof access isn't possible, we can often assess condition from ground level using binoculars and by examining any visible areas from windows.

The Kelston property market features high-value properties with significant investment amounts at stake. With detached properties regularly exceeding £800,000 and premium homes reaching over £1.4 million, the cost of a Level 2 survey represents excellent value for money. A professional survey can identify issues that might cost tens of thousands of pounds to rectify, giving you crucial information for price negotiation or, if necessary, allowing you to walk away from a problematic purchase.

Many properties in Kelston are listed buildings or within conservation areas, bringing additional considerations for buyers. While a Level 2 survey can identify many issues relevant to listed properties, our surveyors will flag any concerns that may require specialist historic building advice. Understanding the implications of listed building status before purchase is essential, as restrictions on alterations and the costs of maintaining historic fabric can significantly impact your plans for the property.

The proximity to Bath means many Kelston residents commute to the city for work, with the University of Bath, Bath Spa University, and the city's tourism and professional services sectors providing employment. This connection to Bath influences the local housing market, with many buyers seeking properties in Kelston for its village character while maintaining easy access to city amenities. Our surveys help ensure you're making a sound investment in this desirable area.