RICS Level 2 Survey in Selworthy

Selworthy's status as a National Trust village means the housing stock here is predominantly older, with many properties dating back to the 18th and 19th centuries. These historic homes, while full of character, often conceal defects that only an experienced surveyor will identify. Our team regularly encounters issues specific to traditional West Somerset construction, including deteriorating lime mortar pointing, aging roof coverings exposed to coastal weather, and timber frame elements affected by decades of seasonal moisture changes. The exposed nature of this part of Exmoor means properties face particular challenges from wind-driven rain and salt-laden air that accelerates the deterioration of external building elements.

The village sits within Exmoor National Park, and properties here face particular challenges from the local environment. The hilly terrain and proximity to the Bristol Channel mean properties can be subject to surface water runoff and exposure to strong winds. Traditional slate roofs, while durable, often develop issues with individual slates or leadwork flashing after decades of service. Our inspectors examine these details systematically, documenting any defects that could affect the property's value or require future investment. We have found that properties along the higher ground near Bossington Lane are particularly exposed to wind loading, while those in lower-lying areas near the village centre may have drainage considerations.

Properties in Selworthy frequently feature traditional construction elements that require specialist knowledge to assess properly. Local stone walls, often rendered with lime-based plaster, can suffer from penetrating damp if the render has failed or if vegetation has compromised the external envelope. The thatched and slate roofs common to the area present their own inspection challenges, and our surveyors know exactly where to look for signs of deterioration or structural movement that might worry a new owner. Our experience has shown that the traditional lime mortar used in these properties is fundamentally different from modern cement-based mortars, and understanding this difference is essential for accurate assessment.

The conservation area designation means that many properties have listed building status or are subject to specific planning constraints that affect what repairs and alterations are possible. Our surveyors understand these considerations and will flag any issues that might require listed building consent or consultation with the Exmoor National Park planning authority. This local knowledge is invaluable for buyers who may be unfamiliar with the additional responsibilities that come with owning historic property in a protected landscape.

• penetrating damp in traditional stone walls
• slate and thatch roof deterioration
• timber frame and beam condition
• lime mortar pointing failure
• outdated electrical systems
• drainage and soakaway issues
• structural movement in older walls
• chimney stack condition

Our experience surveying properties throughout the Selworthy area has revealed several recurring issues that buyers should be aware of. The traditional stone-built cottages common to this part of Exmoor often suffer from rising damp, particularly where modern damp-proof courses were not installed or have failed over time. Lime-based renders and plasters, while breathable and appropriate for historic buildings, require maintenance and can deteriorate if left unchecked. We frequently find that inadequate ventilation in these older properties contributes to condensation issues, particularly in bedrooms and bathrooms.

Roof conditions are another frequent area of concern. Many properties in the village have original slate roofs that, while still weatherproof, may be approaching the end of their serviceable life. Lead flashings around chimneys and roof penetrations commonly show signs of wear, and these are areas where our surveyors always pay close attention. The exposed position of Selworthy means properties can also suffer from wind-driven rain penetration, particularly where pointing has failed or where roof verge details have deteriorated. We have inspected several properties where roof slates have slipped or become displaced following winter storms.

Timber-framed elements, common in older properties throughout West Somerset, can be affected by woodworm or fungal decay if moisture has penetrated the building envelope. Our surveyors inspect all visible timber elements, noting any signs of active infestation or historic damage. Additionally, many older properties will have outdated electrical systems that, while they may have been periodically updated, rarely meet current standards and would benefit from a qualified electrician's inspection beyond the scope of our visual survey. We always recommend that buyers obtain a specialist electrical inspection for any property over 30 years old.

The geological conditions around Exmoor mean that some properties may be affected by ground movement, particularly where clay soils are present. While Selworthy is not in a high-risk mining area, our surveyors remain alert to signs of subsidence or settlement that might indicate foundation issues. We also note the condition of drainage systems, as many older properties in the village will have original drains that may require inspection or upgrade. Surface water runoff from the hilly surrounding terrain can also affect properties in lower-lying areas, particularly during periods of heavy rainfall.

• Damp and moisture penetration
• Roof covering condition
• Timber decay and woodworm
• Chimney and flashing condition
• Pointing and render deterioration
• Drainage and gutter condition
• Structural movement
• Electrical condition

Properties in Selworthy reflect the traditional building methods that have been used in West Somerset for centuries. Local stone, typically obtained from quarries in the surrounding area, forms the primary wall construction for most cottages and farmhouses. This stone is generally sedimentary in nature, often a form of sandstone or limestone that was readily available from local outcrops. The walls are typically solid construction, meaning they do not have cavities, and this has implications for both thermal performance and damp resistance that our surveyors understand.

Lime mortar has traditionally been used for both pointing and rendering these stone walls. Unlike modern cement-based mortars, lime mortar is breathable and allows moisture to evaporate from the wall structure. When cement-based mortars have been used to repoint older properties, this can trap moisture within the wall, leading to damp problems and deterioration of the stonework. Our surveyors can identify where inappropriate modern materials have been used and advise on the implications for future maintenance.

Roofing in Selworthy typically consists of either natural slate or thatch, both of which require specialist knowledge to assess properly. Slate roofs were commonly used from the late 19th century onwards, while thatch remains prevalent on older properties. Both materials have significantly longer lifespans than modern alternatives but require regular maintenance to remain weatherproof. Our inspectors understand the specific inspection requirements for these traditional roofing materials and know where to look for signs of deterioration, slipped coverings, or failed fixings.