RICS Level 2 Survey in Paulton

The RICS Level 2 Survey is specifically designed for properties in Paulton that are in reasonable condition and built using conventional construction methods. Our surveyors conduct a detailed visual inspection of all accessible areas of the property, including the roof space where safe and accessible, walls both internally and externally, floors, windows and doors, and permanently fitted fixtures. We examine the condition of key structural elements, identify any defects that may affect the property's value or require future maintenance, and provide clear, jargon-free advice on the findings. Every element is rated using the RICS condition rating system, giving you instant clarity on which issues require urgent attention.

Given Paulton's geological makeup, with its underlying Great Oolite Group bedrock and moderate to high shrink-swell clay hazard, our surveyors pay particular attention to signs of subsidence, heave, or structural movement. We inspect walls for cracking patterns, examine floors for unevenness or slope, and look for other indicators of foundation issues that could be related to clay soil movement. Properties with mature trees nearby are especially prone to clay-related subsidence as tree roots draw moisture from the soil, causing it to shrink during dry periods. When we identify potential concerns, our report will clearly flag these and recommend whether you need a structural engineer to conduct further investigation.

The survey also covers environmental risks relevant to Paulton, including flood risk areas near the Wellow Brook and its tributaries. We've noted that some properties in the lower-lying parts of the village, particularly those near the brook, may have a low to medium risk of surface water flooding. We also consider the historical mining activity in the area when assessing ground stability risks. While most former coal mining shafts were capped decades ago and the risk is very low, properties in areas with historical mining activity may still warrant additional consideration. Our report will flag any potential concerns and recommend appropriate searches if necessary, giving you complete before you buy.

We also assess the energy efficiency of the property as part of our survey, providing an EPC recommendation that highlights potential improvements to reduce your energy bills and carbon footprint. This is increasingly important for Paulton buyers as energy costs continue to rise, and knowing the current efficiency rating helps you plan for future improvements.

• Structural condition assessment
• Damp and moisture inspection
• Roof and chimney condition
• Electrical and plumbing overview
• Thermal efficiency observations
• Flood and ground risk analysis
• Window and door condition
• Garage and outbuilding assessment

Properties in Paulton represent a diverse mix of construction types and ages, from historic stone cottages to modern Barratt Homes at Paulton Fields. This variety means our surveyors regularly encounter a range of common issues that buyers should be aware of. Older properties constructed before 1919, which make up approximately 20% of the local housing stock, often feature solid wall construction using local Bath stone or oolitic limestone. These properties frequently suffer from rising damp, particularly where original damp-proof courses have failed or were never installed. We've found that many Victorian and Edwardian properties in the conservation area also have inadequate ventilation, leading to condensation issues, especially in bathrooms and kitchens.

Roof conditions are a frequent finding in our Paulton surveys, especially in properties over 50 years old which represent a significant proportion of homes in the village. Many homes in the area feature slate or clay tile roofs that show signs of wear, including broken or missing tiles, deteriorating lead flashing around chimneys, and damaged or blocked gutters. We've inspected many properties on streets like Charlton Road and St. Michael's Avenue where roof age has become a concern. Our surveyors inspect roofs from both inside the accessible roof space and externally where visible, providing a comprehensive assessment of the roof's condition and expected remaining lifespan so you know if a new roof will be needed soon.

Electrical and plumbing issues are commonly identified in properties built before the 1980s, which represent a significant proportion of homes in Paulton. Original wiring often does not meet current regulations and may pose a safety risk, particularly if the electrical consumer unit still uses old-style fuses rather than modern circuit breakers. We've found that many properties built in the 1960s and 1970s on estates like the old council housing areas still have their original electrical systems. Similarly, lead pipes or outdated plumbing systems with galvanised steel pipes may require complete replacement. Our survey provides an overview of the condition of these essential services and recommends that a qualified electrician or plumber conducts a more detailed inspection if concerns are identified.

The clay soil geology in Paulton means that subsidence and heave are real concerns for property buyers, particularly those purchasing homes with mature trees in the grounds. Trees such as oaks, poplars, and willows can draw significant amounts of moisture from the soil, causing it to shrink during dry spells and heave during wet periods. We've identified properties on roads like Old Bristol Road and in theWrithlington area where tree-related subsidence has caused structural movement. Our surveyors are trained to identify the signs of such movement, including cracking patterns in walls, doors and windows that stick, and uneven floors. If we identify potential subsidence issues, we will recommend a structural engineer to assess the situation before you commit to the purchase.

• Rising damp in stone/brick properties
• Roof tile/slate deterioration
• Outdated electrical wiring (pre-1980s)
• Subsidence risk on clay soils
• Timber decay and woodworm
• Structural cracking in older properties
• Condensation in poorly ventilated homes
• Gutter and drainage issues