RICS Level 2 Survey in Ilminster (TA17)

Our inspectors conduct a comprehensive visual inspection of all accessible areas of the property. We examine the walls, roof, floors, doors, and windows, looking for signs of damage, deterioration, or potential problems. The survey includes an assessment of the property's condition against its age and type, with our surveyor noting any defects that might affect value or require future maintenance. We don't just list problems, we explain what they mean for you as a buyer so you can make an informed decision.

Given the local housing stock in TA17, our surveys pay particular attention to common issues found in the area. Around 67% of properties in the Ilminster area were built before 1980, meaning many homes will have solid wall construction rather than modern cavity walls. This construction type can be more susceptible to damp issues, particularly rising damp or penetrating damp, especially in properties with Hamstone or lias stone walls that are typical of the region. Our surveyors know exactly what to look for in these older properties.

We also assess the condition of electrical wiring, plumbing, and heating systems where visible. Properties built before the 1980s often have outdated electrics that may not meet current regulations, and our survey will highlight any concerns that should be investigated further by qualified contractors. The report includes clear ratings for each element inspected, from "not inspected" to "urgent repair needed," helping you prioritise any work required. We also check for timber defects, rot, and any signs of structural movement that could indicate more serious problems.

• Visual inspection of all accessible areas
• Assessment of wall, roof, floor and joinery condition
• Identification of damp, rot and timber defects
• Evaluation of services (electricity, gas, water)
• Analysis of any subsidence or structural movement
• Clear condition ratings and recommendations

The TA17 area is seeing active development with new housing schemes bringing modern properties to the market. The Orchards, a Barratt Homes development in Ilminster (TA17 1AA), offers 2, 3, and 4-bedroom homes with prices starting from £259,995. Meanwhile, Sweet Briar from David Wilson Homes provides 3, 4, and 5-bedroom options from £319,995. While these new builds come with the benefit of modern building regulations, a RICS Level 2 survey is still valuable for identifying any snagging issues or defects that may have arisen during construction. Our survey can give you that your new home has been built to a proper standard.

Even in new properties, our survey can identify problems that might not be immediately apparent to the untrained eye. Issues with window seals, roof tile alignment, damp proof course installation, or minor structural inconsistencies are all things we check. For new builds, we recommend our survey as a valuable tool for creating a snagging list to present to the developer, ensuring any issues are addressed before you complete the purchase. We also check that the property's energy efficiency measures, such as any air source heat pumps installed in newer properties, are functioning correctly and have been properly commissioned.

Looking ahead, there are additional new developments planned for the TA17 area. Persimmon Homes South West has obtained outline planning permission for up to 400 new homes south-west of Canal Way in Ilminster, with the first phase of 97 homes currently going through the planning process. Additionally, the Willow Tree Housing Partnership development in Ilton completed in July 2025, providing five affordable homes as part of a wider scheme. These new developments will continue to change the housing landscape in TA17, and our surveyors stay up to date with the latest construction methods used in these new properties.

The housing mix in Ilminster reflects its character as a historic Somerset market town. Detached properties make up 38.6% of the local stock, with semi-detached homes at 33.2%, terraced houses at 19%, and flats at just 8.4%. This means the majority of properties in TA17 are family homes with gardens, many of which date back to the Victorian and Edwardian periods or were constructed during the mid-twentieth century building boom. The population of Ilminster and surrounding areas is approximately 5,800 people across roughly 2,600 households, creating a tight-knit community feel.

Our surveyors frequently identify several recurring issues in TA17 properties. Damp problems rank high on the list, particularly in older properties with solid walls where moisture can penetrate more easily. The use of Hamstone and lias stone in traditional buildings, while beautiful, can be prone to weathering and water ingress if not properly maintained. We see rising damp particularly in properties where the original damp proof course has failed or was never installed, which is common in homes built before 1930.

Roof conditions are another common finding, with slipped tiles, deteriorated leadwork, and aging timber all typical of properties over 50 years old. The local geology, with its clay content, means we also watch closely for signs of subsidence or heave that can affect foundations, especially where trees are nearby or drainage is poor. Properties in areas like Donyatt and Ilton, where clay soils are prevalent, require particularly careful inspection for any signs of structural movement. Cracking in walls, doors that stick, and windows that no longer close properly can all be indicators of foundation issues.

Timber defects including woodworm and both wet and dry rot are frequently discovered in TA17 properties, particularly in roofs and ground floor joists where damp conditions have developed. These issues can be expensive to rectify if left untreated, which is why our early identification is so valuable. We also note outdated electrical systems and plumbing that may need upgrading to meet current standards, especially in properties that haven't been modernised since the 1980s. Properties with original fuse boxes, galvanised steel pipes, or lead water supplies are common in the older housing stock and should be upgraded for safety.

Ilminster town centre contains a designated Conservation Area with numerous listed buildings, including the Minster Church of St Mary and many historic commercial and residential properties dating from the 17th, 18th, and 19th centuries. If you're purchasing a property within the Conservation Area or one that is listed, you may find that a RICS Level 2 survey, while still useful, may not provide sufficient detail for the complexity of the building. The historic centre features traditional building forms with varied rooflines, building depths, and widths that reflect organic growth over centuries.

Listed buildings often require more specialist assessment due to their historic construction methods and protected features. Alterations to listed properties require Listed Building Consent, and repairs must often be carried out using traditional materials and techniques. For these properties, we generally recommend a RICS Level 3 Building Survey which provides the detailed analysis needed for historic buildings. However, for properties adjacent to the conservation area or those of more recent construction, the Level 2 survey remains an excellent choice and provides good value for buyers.

The age distribution of properties in Ilminster shows that 25% were built before 1919, 14% between 1919 and 1945, 28% between 1945 and 1980, and 33% post-1980. This means a significant proportion of the housing stock is over 50 years old, making detailed surveys particularly important. Properties from the Victorian and Edwardian periods, which make up a substantial portion of the older stock, often have features like original sash windows, decorative plasterwork, and traditional roof structures that require specialist knowledge to properly assess.