RICS Level 2 Home Survey in Mells

A RICS Level 2 Home Survey, formerly known as the Homebuyer Survey, is specifically designed for properties in reasonable condition that are built using conventional methods. In Mells, where the housing stock predominantly consists of older stone buildings dating back to the 16th, 17th, and 18th centuries, this survey type provides an essential assessment of the property's current condition. The survey includes a thorough visual inspection of all accessible areas, from the roof space and foundations to the walls, windows, and services. Our inspectors examine the grey stone construction common to the area, checking for signs of movement, damp penetration, and the deterioration of traditional building materials. We particularly focus on the coursed Doulting rubble stone construction found in buildings like The Duckery and other historic properties throughout the village.

Given Mells' conservation area status and the high concentration of listed buildings, our surveyors pay particular attention to the unique characteristics of historic properties. We assess the condition of traditional features such as thatched roofs, original timber-framed windows, and the characteristic grey stone masonry. The survey report provides a clear traffic light rating system highlighting defects that are both urgent and those requiring future attention, along with estimated repair costs where applicable. This level of detail is invaluable when negotiating the purchase price or requesting repairs from the seller before completion. Our experience shows that properties along the historic thoroughfares often require specific attention to conservation requirements when any repair work is considered.

Properties in Mells face several area-specific challenges that our surveyors are trained to identify. The local geology, featuring Carboniferous Limestone and coal-bearing mudstones, can contribute to ground stability concerns, particularly given the historical mining activity in the area during the 19th and early 20th centuries. Additionally, the flood risk along the River Mells and Whatley Brook means that properties in lower-lying positions require careful assessment for flood damage and water ingress. Our detailed reports address these local factors, giving you confidence in your property investment. We have identified properties in the valley floor near Edford and Spring Gardens that warrant particular attention due to their proximity to watercourses.

The village of Mells contains numerous properties subject to specific planning restrictions and requirements due to its conservation area status. Our surveyors understand these local constraints and can advise on how conservation matters may affect future renovation or repair work. Properties constructed from traditional materials, including the characteristic grey stone and thatch, require specialist knowledge for proper maintenance and repair. Our reports include guidance on the specific requirements for maintaining and improving historic properties in accordance with conservation guidelines set by the parish council and Mendip District Council.

• Visual inspection of all accessible areas
• Structural assessment and defect identification
• Energy efficiency evaluation
• Legal considerations and required searches
• Flood risk assessment for riverside properties
• Historic building condition analysis

Mells is renowned for its distinctive architectural heritage, with buildings constructed primarily from grey stone quarried locally from the Mendip Hills. The village sits on the northern flank where the geology features a mix of Triassic and Jurassic rocks overlying Carboniferous Limestone and Coal Measures. The harder Oxwich Head Limestone forms the valley through which the Mells River flows, while softer coal-bearing mudstones outcrop to the west of the village. This geological variation means our surveyors pay close attention to ground conditions when inspecting properties, particularly those built on or near former mining land where ground stability may be a concern.

Many properties in Mells feature traditional construction methods that differ significantly from modern buildings. The characteristic Doulting rubble stone construction, seen in buildings such as The Duckery and properties along New Street, uses locally sourced stone laid in traditional courses. Thatched roofs remain a common feature on older cottages, requiring specialist knowledge to assess properly. Our surveyors understand these traditional building methods and can identify issues specific to historic construction, including the lack of modern damp-proof courses in solid wall properties and the condition of original timber-framed windows that may require careful renovation rather than replacement to maintain the property's character.

The village also contains several buildings of significant historical interest beyond the residential properties. Mells Manor, a Grade I listed building dating from around the 1460s with later additions, represents the higher end of the local housing stock. St Andrew's Church, the village hall (originally a 14th-century tithe barn for Glastonbury Abbey), and structures like Mells War Memorial (designed by Sir Edwin Lutyens) all contribute to the historic character of the area. Properties in the vicinity of these historic buildings may be affected by their presence and the associated conservation considerations. Our team understands how to assess properties within this historic context, ensuring you receive accurate information about both the property itself and its relationship to the surrounding conservation area.

• Traditional grey stone construction
• Thatched and slate roofing
• Solid wall buildings without damp-proof courses
• Timber-framed windows and doors
• Coursed Doulting rubble stone
• Historical mining-related foundations

Mells presents a unique set of challenges for property buyers that our surveyors understand intimately. The village's location on the northern flank of the Mendip Hills means that properties may be constructed on varying geological conditions, from the harder Oxwich Head Limestone to softer coal-bearing mudstones. Historical coal mining in the area, including operations in nearby Vobster and throughout the parish, means that some properties may be built on or near former mining land. Our surveyors are trained to identify signs of ground instability, subsidence, or settlement that could indicate underlying issues related to historical mining activity.

Flood risk is another significant consideration for properties in Mells. The village falls within the flood warning area for the River Mells and Whatley Brook, with properties in low-lying positions particularly vulnerable during periods of heavy rainfall. Historical flood warnings have been issued for properties in Mells, affecting areas near the river valley including Edford, Ham Bridge, Coleford, Lower Vobster, and Spring Gardens. Our surveyors inspect flood mitigation measures, examine the condition of drains and drainage systems, and assess whether properties have been previously affected by flooding. This information is crucial for properties in the village centre and those along the river corridor.

The conservation area status of Mells means that many properties are subject to specific planning restrictions and requirements. Our surveyors understand these local constraints and can advise on how conservation matters may affect future renovation or repair work. Properties constructed from traditional materials, including the characteristic grey stone and thatch, require specialist knowledge for proper maintenance and repair. Our reports include guidance on the specific requirements for maintaining and improving historic properties in accordance with conservation guidelines. The parish council maintains oversight of trees and listed buildings within the conservation area, and any significant works may require listed building consent.

Beyond the physical property condition, buyers should be aware of the local amenities and community features that make Mells attractive. The Talbot Inn provides dining options, while the Walled Garden café offers refreshments in a historic setting. The village hall, originally a 14th-century tithe barn, remains a community hub. These local features contribute to the quality of life in Mells and are factors our surveyors can comment on during the property assessment, giving you a complete picture of your potential new home.