RICS Level 2 Homebuyer Survey Poyntington

Our RICS Level 2 Surveys provide a thorough assessment of the property's visible and accessible elements. In Poyntington, where the majority of homes are constructed from traditional Hamstone with solid walls, our inspectors pay particular attention to damp penetration, which is a common issue in older properties built with permeable stone. We examine walls both internally and externally, checking for signs of rising damp, penetrating damp, and condensation that often affects solid-wall construction due to reduced breathability compared to modern cavity-wall properties. The soft nature of Hamstone means it can weather significantly over time, particularly in exposed positions within the village, leading to eroded stonework and degraded mortar joints that allow water ingress.

The roof inspection is another critical element of our survey. Many properties in the Poyntington area feature traditional slate or clay tile roofs, which can suffer from slipped or broken tiles, deteriorating pointing, and failing mortar on chimneys. Our surveyors inspect the roof space where accessible, assessing the condition of rafters, purlins, and any insulation. We also examine chimney stacks, which are prevalent in older village properties and frequently exhibit issues with mortar decay, flaunching, and lead flashings that require attention. Given the age of much of the housing stock, we often find that roofs have been re-covered at least once during the property's lifetime, and we assess whether the current covering materials and workmanship meet acceptable standards.

We inspect all visible timber elements throughout the property, including floor joists, roof timbers, window frames, and door frames. In older Poyntington properties, woodworm (common furniture beetle) and both wet and dry rot can cause significant damage if left untreated. Our surveyors identify any signs of timber decay and recommend appropriate remedial action. Additionally, we assess the condition of the property's electrical and plumbing systems, which in homes of this age often fall well below current standards and may require complete rewiring or pipe replacement. We note any visible consumer unit (fusebox) that may be outdated, and we check for the presence of adequate earthing and bonding.

Our Level 2 Survey also includes an assessment of any outbuildings, garages, and the condition of boundaries, as well as an evaluation of the general environment surrounding the property. Given the local geology in the Poyntington area, which includes Fuller's Earth Clay, we specifically look for signs of structural movement or subsidence that may be related to clay shrinkage and swelling. We examine walls for cracking, check whether doors and windows operate properly, and assess floors for any unevenness that might indicate ongoing foundation movement.

• External walls (Hamstone, render, brick)
• Roof structure and covering
• Chimney stacks and flashings
• Damp and moisture penetration
• Timber defects and rot
• Electrical installations
• Plumbing and drainage
• Windows and doors
• Outbuildings and boundaries
• Signs of structural movement

Poyntington is renowned for its distinctive Hamstone properties, which are constructed from a golden-coloured Jurassic limestone quarried locally in Somerset and Dorset. This traditional building material gives the village its characteristic warm appearance but presents specific challenges for property owners. Hamstone is relatively permeable compared to modern bricks, meaning properties built from this material can be more susceptible to damp penetration, particularly in exposed locations and during periods of prolonged wet weather. The soft nature of the stone also means it can weather over time, with mortar pointing requiring regular maintenance to prevent water ingress. Our surveyors are experienced in identifying the specific patterns of decay that affect Hamstone, including surface erosion, spalling, and mortar joint deterioration.

The underlying geology of Poyntington comprises Jurassic limestone, specifically Inferior Oolite, with areas of Fuller's Earth Clay. While the limestone bedrock generally provides stable foundations, the presence of Fuller's Earth Clay creates a potential risk for shrink-swell movement. This type of clay expands when wet and contracts during dry periods, which can cause foundations to shift over time. Properties in areas where this clay lies close to the surface may exhibit signs of historic structural movement, including cracking to walls or uneven floors. During periods of extreme weather, particularly prolonged drought followed by heavy rainfall, the clay can undergo significant volume changes that affect foundations. Our surveyors are trained to identify both historic movement patterns and any signs of ongoing subsidence or heave.

Most properties in Poyntington feature traditional pitched roofs covered with natural slate or clay tiles, reflecting the rural character of the area. These roofing materials are durable but require ongoing maintenance. Slipped tiles, broken ridges, and deteriorating mortar pointing are common issues our surveyors encounter. Additionally, the lead flashings around chimneys and roof penetrations can deteriorate over time, leading to water ingress into the property. We carefully inspect all roof penetrations, including Velux windows and any soil vent pipes, as these are common sources of leaks in older properties. The age of the housing stock means many roofs will have been re-covered at least once during the property's lifetime, and we assess whether current covering materials and workmanship meet acceptable standards.

The village's Conservation Area status means that many properties are subject to specific planning constraints, particularly regarding external alterations and modifications. If you are considering purchasing a property in Poyntington with a view to making changes, our survey can identify any Conservation Area constraints that may affect your plans. We also note any obvious breaches of planning or building regulations that may exist, which could affect your ability to obtain buildings insurance or resell the property in the future. Properties within the Conservation Area often have additional requirements for maintaining the historic character, including restrictions on window replacements, roof material changes, and external paint colours.

• Hamstone external walls (permeable stone)
• Natural slate or clay tile roofing
• Solid wall construction (no cavity insulation)
• Traditional lime mortar pointing
• Fuller's Earth Clay geology
• Conservation Area restrictions
• Period features and listed elements

While Poyntington benefits from a generally low risk of flooding from rivers and the sea, our surveyors are aware that certain areas of the village, particularly those near minor watercourses and in low-lying positions, can be susceptible to surface water flooding. During periods of heavy rainfall, water can accumulate quickly in areas with poor drainage, potentially affecting basements, cellars, or ground floor accommodations. We note any visible signs of previous water damage or dampness that may indicate a history of flooding or persistent damp problems. Our inspection includes checking external ground levels and drainage patterns to identify potential issues that may not be immediately apparent.

The rural location of Poyntington, while desirable for its peace and character, also means that properties may be affected by agricultural activities or countryside considerations. Our survey includes an assessment of the surrounding environment, including proximity to farmland, which may occasionally result in noise, odours, or pest issues depending on the season. We also note any nearby commercial activities that might affect the property's amenity. These environmental factors are important considerations for buyers moving from urban or suburban areas who may be unfamiliar with rural village life. We also check for any overhead power lines or telecommunications infrastructure that may affect the property.

Given the age of properties in Poyntington and the presence of Fuller's Earth Clay in the local geology, we specifically assess the foundations and substructure for any signs of movement or subsidence. While the Jurassic limestone bedrock provides generally stable conditions, properties in areas where the clay is close to the surface may experience foundation movement during periods of extreme weather, particularly prolonged drought followed by heavy rain. Our surveyors look for cracking to walls, uneven floors, and doors or windows that bind, which may indicate ongoing structural issues requiring further investigation. We also examine any extension work or alterations that may have been carried out to the property, checking for appropriate foundations and construction details.