RICS Level 2 Survey in TA20

Our RICS Level 2 surveys provide a thorough inspection of the property's visible and accessible elements. We examine the walls, roof, floors, doors, windows, and bathrooms, checking for signs of damp, rot, structural movement, and other common defects. The survey includes an assessment of the property's services (electrics, plumbing, heating), so you understand the condition of the systems you'll be relying on daily.

In the TA20 area, our surveyors frequently encounter issues related to the local geology and housing stock. The presence of Gault Clay in parts of Chard and Ilminster means we pay particular attention to signs of subsidence or heave, especially in properties with older foundations or those close to mature trees. We also check for defects common in the area's older properties, including deteriorating stonework, aging roof coverings, and outdated electrical systems that may not meet current regulations.

The Level 2 report uses an easy-to-understand traffic light rating system, highlighting defects as either not inspected, satisfactory, requiring attention, or requiring urgent repair. We provide clear advice on each issue found, helping you prioritise any remedial work and negotiate with sellers if significant problems are discovered. For properties in conservation areas or listed buildings, we flag any specific concerns and advise whether a more detailed RICS Level 3 Building Survey might be appropriate.

TA20 contains several conservation areas, particularly in historic town centres and villages, with significant concentrations of listed buildings throughout the postcode. Our surveyors are experienced in identifying issues relevant to heritage properties, including alterations that may require listed building consent and structural elements of historical significance. If your property falls within a conservation area or is listed, we ensure you understand any restrictions or requirements that may affect future renovations.

Properties throughout the TA20 area present various challenges that our surveyors are trained to identify. The local housing stock spans multiple eras, from historic stone cottages to post-war semi-detached houses and modern developments. Each era brings its own typical defects, and our inspectors understand exactly what to look for in properties across Chard, Ilminster, and the surrounding villages. With a significant proportion of properties built before 1919 and substantial post-war construction, the age profile of housing in TA20 means older defects are frequently encountered.

One of the most significant concerns in this area is the shrink-swell behaviour of clay soils. The Gault Clay underlying parts of TA20 expands when wet and contracts during dry periods, which can cause foundations to move and lead to structural cracking. Our surveyors examine walls, floors, and external areas for signs of this type of movement, including diagonal cracks near windows and doors, uneven floors, and doors that stick or won't close properly. Properties with shallow foundations or those near large trees are particularly vulnerable to this type of movement.

Roof condition is another frequent finding in TA20 surveys. Many properties in the area feature traditional slate or clay tile roofs that, while durable, eventually require maintenance. We commonly find slipped tiles, deteriorating mortar on ridge tiles, and worn roof flashing. For properties with original timber-framed roofs, we check for woodworm, wet rot, and dry rot that can compromise structural integrity if left untreated. The older terraced properties in Chard and Ilminster town centres often have roofs that have seen decades of exposure to the elements.

Flood risk is an important consideration in parts of TA20, particularly properties near the River Axe and its tributaries. Surface water flooding can also affect urbanised areas of Chard and Ilminster during heavy rainfall, when drainage systems become overwhelmed. Our surveyors note the location of watercourses and assess whether properties may be in flood risk zones. We recommend appropriate investigations for properties in susceptible locations and can advise on flood resilience measures.

Electrical and plumbing systems in older properties often require attention. Many homes built before the 1980s have wiring that doesn't meet current Part P regulations, and older plumbing may use materials now considered obsolete. Our survey includes a visual inspection of these services, flagging any obvious safety concerns or systems that appear outdated. We note the consumer unit type, visible wiring, and plumbing materials, recommending further investigation by qualified electricians and plumbers where necessary.

Understanding the construction methods used in TA20 properties helps our surveyors identify potential issues specific to the area. Older properties in this postcode, particularly those built before 1919, were typically constructed with solid walls using local materials. Hamstone, a golden-coloured Jurassic limestone quarried locally in Somerset, features prominently in historic properties around Ilminster and the surrounding villages. These stone walls were traditionally pointed with lime mortar, which allows the building to breathe but requires different treatment than modern cement-based mortars.

Victorian and Edwardian properties in TA20, particularly in the terraced streets of Chard town centre, were commonly built with red brick external walls and internal timber joists. These properties often feature suspended timber floors, which can be affected by damp and woodworm if ventilation is poor. Many have been modernised over the years with the addition of cavity wall insulation or replacement windows, but original features remain hidden behind modern finishes.

Post-war construction in TA20, spanning from 1919 to 1980, brought cavity wall construction to the area. These properties typically have outer brick leaves with inner blockwork, creating a cavity that can help with weather resistance but may suffer from cavity wall tie failure or missing insulation. Concrete tiles became common for roofing during this period, which are heavier than traditional slate and require appropriate structural support. Properties from the 1960s and 1970s may have concrete panel systems that require specific inspection expertise.

Modern properties built since 1980 predominantly use cavity wall construction with rendered finishes, trussed rafter roofs, and concrete or synthetic roof tiles. While generally in better condition than older stock, new build properties still require careful inspection. We frequently identify defects in recent constructions, including incomplete work, damaged finishes, and issues with windows and doors that weren't properly installed. Even new homes can have significant defects that warrant negotiation with the seller or developer.