RICS Level 2 Survey in Ston Easton

A RICS Level 2 survey, formerly known as a HomeBuyer Report, provides a thorough inspection of a property's accessible areas. Our surveyors examine the roof structure, walls, floors, doors, and windows, along with built-in fixtures and fittings. The inspection covers both the interior and exterior of the property, identifying any visible defects, potential issues, and areas requiring attention. We assess the overall condition and flag any problems that might affect the property's value or require future investment in repairs or maintenance.

The report includes clear condition ratings for each element inspected: rating one indicates no repair is needed, rating two means repairs are required but not urgently, and rating three signals that urgent remedial work is necessary. For Ston Easton properties, our surveyors pay particular attention to common issues found in older buildings, including damp penetration through traditional stone walls, the condition of aging roof timbers, and any signs of structural movement that may have occurred over decades or centuries of occupation. Given that much of the village's housing stock predates 1919, these considerations are particularly relevant for local buyers.

We also examine the property's services, including plumbing, electrical installations, and heating systems, providing commentary on their condition and any obvious safety concerns. The survey does not include invasive testing or moving furniture, but our experience means we can identify tell-tale signs of problems that might be hidden from an untrained eye. You'll receive your report within five working days of the inspection, giving you plenty of time to negotiate or seek specialist advice before completing your purchase.

• Roof structure and covering
• Walls, windows, and doors
• Floor surfaces and foundations
• Damp and timber condition
• Services and utilities
• Energy efficiency

Properties in Ston Easton face several typical challenges that our Level 2 surveys identify. The Mendip Hills geology means some areas may have clay-rich superficial deposits beneath the limestone bedrock, which can cause shrink-swell movement in response to moisture changes. This can lead to subsidence or heave that manifests as cracking in walls, uneven floors, or doors that no longer close properly. Our surveyors know how to spot the signs of such movement and can advise on whether further structural investigation is warranted by a qualified engineer.

Damp is perhaps the most common issue we find in older properties throughout Somerset. Rising damp occurs when moisture from the ground rises through porous wall materials, particularly in properties built without modern damp-proof courses. Penetrating damp results from water entering through defective roof coverings, damaged gutters, or porous external walls. Given Ston Easton's location in the Mendip Hills, where annual rainfall can be significant, gutters and drainage systems require regular maintenance to prevent water ingress that can lead to timber decay and fungal growth. Our surveyors use moisture meters and thermal imaging equipment to identify damp problems that might not be visible to the untrained eye.

Timber defects, including woodworm infestation and both wet and dry rot, frequently affect older properties with traditional timber-framed construction. Roof timbers are particularly vulnerable, especially where ventilation is poor or where roof coverings have been compromised. Our surveyors inspect all accessible timber elements, checking for signs of beetle activity, fungal growth, and structural weakening that could compromise the building's integrity. Given the historical mining activity in the Mendip Hills, including lead and zinc extraction at sites like Charterhouse, we also remain alert to potential ground instability issues that might affect foundations.

The village's proximity to the A37 means some properties may also face noise considerations that our reports can highlight. Additionally, with most housing stock being pre-1919, asbestos-containing materials may be present in properties that have not been fully renovated. Our surveyors know where to look for these potential hazards and will flag them in your report.

• Rising and penetrating damp
• Subsidence and structural movement
• Timber decay and woodworm
• Roof defects and tile damage
• Outdated electrical systems
• Chimney and flue issues

Ston Easton boasts significant heritage assets, including the Grade I Listed Ston Easton Park, a magnificent Georgian country house built between 1750 and 1760, along with Grade II* Listed stables and various Grade II Listed structures within the village. If you're purchasing a listed building or a property within a conservation area, special considerations apply that our surveyors understand intimately. The Mendip district has 28 conservation areas, and Ston Easton's historic character means certain properties may be subject to specific planning constraints.

Listed buildings require specialist surveys that account for their historical and architectural significance. A standard RICS Level 2 survey may not be sufficient for such properties, and we often recommend a RICS Level 3 Building Survey for listed buildings. This more detailed inspection examines the building's pathology, assesses conservation needs, and considers appropriate repair techniques using traditional materials and methods like lime mortar and matching stone. Our surveyors can advise on whether a Level 2 or Level 3 survey is most appropriate for your specific property based on its age, construction, and listed status.

Properties in conservation areas often have restrictions on alterations and modifications that can affect your plans for the property. Our reports highlight any conservation considerations and advise on the implications for future renovations or improvements. Understanding these constraints before you purchase helps you plan any desired changes and avoids costly surprises after completion. We can also advise on the specific requirements for maintaining traditional features that may be protected under listing regulations.

While much of Ston Easton's housing stock is historic, there is ongoing development interest in the area. A self-build dwelling was recently approved on Ston Easton Lane under planning application 2024/1223/FUL, reflecting continued demand for properties in this desirable village location. Even new build properties can have defects, and a RICS Level 2 survey provides valuable protection for purchasers of newly constructed homes.

Our surveyors check the quality of construction in newer properties, ensuring that builds meet expected standards and identifying any areas where remedial work may be needed before the warranty period expires. While new builds may be covered by NHBC or other warranty schemes, a survey provides independent verification of construction quality and that no significant issues have been overlooked during the building process.