RICS Level 2 Survey in TA20 3

Our RICS Level 2 Home Survey provides a thorough inspection of the property's visible and accessible elements, giving you a clear picture of its overall condition. The survey includes a detailed assessment of the walls, roof, windows, doors, floors, and ceilings, along with an evaluation of the property's construction and any visible defects. We examine the integrity of the building's structure, checking for signs of movement, subsidence, or structural concerns that could affect the property's value or safety. Our surveyors systematically inspect each major building element, documenting their findings with photographs and providing clear condition ratings that help you understand the severity of any issues discovered.

Given the rural nature of TA20 3 and the presence of older properties in the area, our surveyors pay particular attention to common issues found in traditional Somerset construction. This includes assessing damp-proof courses, checking for timber decay in roof spaces, and evaluating the condition of older electrical and plumbing systems. Many properties in this area were built using local stone and traditional methods that require specialist knowledge to properly assess. We have inspected numerous properties throughout Combe St Nicholas, Wadeford, and the surrounding villages, giving us firsthand experience with the construction methods typically used in this region.

The Level 2 survey also includes a clear condition rating system that categorises issues from "Not inspected" to "Urgent repairs needed", helping you prioritise any necessary work after purchase. We provide practical guidance on maintenance issues and recommend where further specialist investigations may be required, particularly for older properties or those with non-traditional construction features. This rating system follows RICS guidelines and ensures consistency in how we report the condition of different property elements, making it easier for you to compare issues and make informed decisions about your potential purchase.

Our survey reports cover all major building elements in detail, examining everything from the foundations to the roof structure. We assess the condition of walls, looking for cracks, signs of movement, or deterioration of pointing and render. The roof inspection includes examining coverings, flashings, chimneys, and gutters, while our assessment of windows and doors checks for operability, condition of seals, and any signs of rot or decay. We also evaluate the property's grounds, including outbuildings, boundary walls, and drainage.

• Wall structure and condition
• Roof, chimneys and gutters
• Windows, doors and joinery
• Damp and moisture assessment
• Electrical and plumbing overview
• Grounds and outbuildings

The TA20 3 postcode sector, encompassing Combe St Nicholas and surrounding villages, contains a significant proportion of older properties that were constructed using traditional building methods. Based on our experience surveying properties throughout this area, we frequently encounter several recurring issues that buyers should be aware of before completing their purchase. The local housing stock includes many properties built in the Victorian and Edwardian periods, as well as older cottages and farmhouses that may have been extended over the years.

Damp problems represent one of the most common issues we identify in TA20 3 properties. Many older homes lack modern damp-proof courses, or have ones that have failed over time. Rising damp and penetrating damp can cause significant damage to internal finishes and may indicate underlying structural issues. Our surveyors use their expertise to identify the source of moisture problems and assess their severity, helping you understand what remedial work might be required. We frequently see damp issues in properties with solid walls, which are common throughout the rural villages in this postcode sector.

Structural movement and subsidence concerns also feature regularly in our TA20 3 survey reports. The underlying geology in parts of Somerset includes clay soils that are susceptible to shrink-swell behaviour, where ground movement occurs as soils expand and contract with moisture changes. This can affect foundations and lead to cracking in walls. Our surveyors carefully examine properties for signs of subsidence, cracking patterns, and uneven floors that may indicate underlying structural issues. We have identified properties throughout the TA20 3 area where foundation movement has occurred due to clay soil shrinkage, particularly during dry periods.

Roof defects and timber decay are particularly relevant for older properties in this area. Many homes feature original slate or tile roofing that has deteriorated over decades of exposure to the elements. We inspect roof spaces for missing tiles, sagging rooflines, rotting timber, and signs of water ingress. Additionally, we check for evidence of woodworm and other timber infestations that can compromise the structural integrity of roof timbers and floor joists. Properties in the TA20 3 area often have traditional cut timber roofs that, while structurally sound when properly maintained, can develop issues with rot or insect infestation over time.

If you are considering purchasing a property in the TA20 3 area, a RICS Level 2 Home Survey is one of the most important steps you can take before completing your purchase. The TA20 3 postcode covers a rural area of Somerset that includes villages such as Combe St Nicholas, Buckland St Mary, and Wadeford, where a significant proportion of the housing stock consists of older properties. These properties, while full of character and charm, can hide defects that are not visible during a casual viewing.

The average property price in TA20 3 is approximately £296,610, with detached properties averaging around £437,216. This represents a substantial investment, and a Level 2 survey helps protect that investment by identifying any issues before you commit to the purchase. Our surveyors understand the local market and have extensive experience inspecting properties throughout this area, from traditional stone cottages to modern family homes. We know what to look for and can provide you with the information you need to negotiate a fair price or request repairs.

Many properties in the TA20 3 area are located within or near conservation areas, and some may be listed buildings. While the Level 2 survey is not specifically designed for listed properties, our surveyors are experienced in assessing older buildings and can identify issues that may be relevant to properties with historic status. If we determine that a more detailed survey would be appropriate, we will recommend a RICS Level 3 Building Survey, which provides a more comprehensive assessment suitable for older or complex properties.

Properties throughout the TA20 3 postcode area reflect the traditional building methods that have been used in this part of Somerset for centuries. Many of the older cottages and farmhouses in Combe St Nicholas, Buckland St Mary, and Wadeford were constructed using local stone, typically Ham stone or Blue Lias, which is characteristic of the region. These traditional materials give the properties their distinctive appearance but also require specific knowledge to properly assess their condition and identify any defects or deterioration.

The construction methods used in TA20 3 properties vary depending on the age and type of property. Victorian and Edwardian properties in the area often feature solid brick walls, while older cottages may have stone walls with lime mortar pointing that requires different assessment criteria. Many properties have traditional timber-framed construction with infill panels, and some may even contain historic materials such as wattle and daub or lathe and plaster. Our surveyors understand these traditional building methods and can identify issues that may not be apparent to those without specific experience in period properties.

Modern properties in the TA20 3 area, while built to contemporary standards, can also have their own set of issues. Extensions and alterations carried out over the years may not have been undertaken to current building regulations, and quality of workmanship can vary significantly. Our Level 2 survey assesses the condition of all visible and accessible elements, regardless of the property's age or construction type, ensuring you have a comprehensive understanding of the property's condition before completing your purchase.