RICS Level 2 Survey in Wellington (TA23)

Wellington is a thriving town in Somerset with a population of around 14,549 households across approximately 6,366 homes. The TA23 area encompasses the town itself along with surrounding villages, offering a diverse range of property types from historic stone cottages to contemporary new-builds. Given this variety, a RICS Level 2 Survey provides essential insight into the specific condition of any property you're considering purchasing. The local housing market shows a good mix, with detached properties comprising around 37.1% of the housing stock, semi-detached homes at 29.5%, terraced houses at 20.3%, and flats making up the remaining 12%.

Our inspectors have extensive experience surveying properties across the TA23 region. They understand the local construction methods, from the traditional red sandstone and rendered finishes common in older properties to the modern cavity wall construction found in newer developments. This local knowledge means they know exactly what to look for when assessing a property in your chosen area. Many properties in Wellington and the surrounding villages were built before 1919, featuring solid wall construction with lime mortars and renders, timber floors, and slate or clay tile roofing. Our surveyors understand these traditional construction methods and can identify issues that may not be apparent to those less familiar with older properties.

The Level 2 Survey includes a thorough visual inspection of all accessible areas, from the roof down to the foundations. We check the condition of walls, floors, ceilings, windows, and doors, as well as the services (gas, electric, water, and drainage). The survey also includes an assessment of any outbuildings, garages, and the general condition of the grounds. Our surveyors will access the roof space where it is safe and accessible, examine the exterior of the property from ground level, and inspect all visible and accessible internal elements.

For properties in the newer developments such as those built by David Wilson Homes at Longforth Farm or Bovis Homes at Monument View, our surveyors pay attention to build quality, the condition of recent extensions or modifications, and any potential issues arising from the construction methods used. Even new-build properties can have defects that aren't immediately obvious to buyers, making a survey valuable for any property purchase.

• Thorough visual inspection of all accessible areas
• Condition rating system (Condition Rating 1, 2, or 3)
• Specific defects identified with practical recommendations
• Market value and insurance rebuild cost guidance
• Professional advice on legal issues and urgent repairs

Properties in the Wellington area present specific challenges that our surveyors are trained to identify. The local geology includes areas of Mercia Mudstone, which contains clay deposits that can shrink and swell with moisture changes. This shrink-swell behaviour can cause foundation movement, particularly where mature trees are present near properties. Our surveyors carefully check for signs of subsidence, cracking, or movement that may indicate foundation issues. In our experience, properties with large trees close to the building, particularly those with clay soil conditions, require careful assessment of foundation integrity.

Many properties in TA23 were built before 1980, meaning they may contain outdated electrical systems, original plumbing, and potentially asbestos-containing materials. Homes built before 2000 may have asbestos in textured coatings, insulation, or roofing materials. Our surveyors identify these issues and provide clear guidance on what action to take. Outdated electrical systems can be a serious safety hazard, and we'll highlight any concerns that should be discussed with a qualified electrician. We also note the presence of any asbestos-containing materials and recommend engaging a specialist asbestos surveyor for detailed sampling and removal if necessary.

Damp is one of the most common defects we find in Wellington properties, particularly in older homes with solid walls or lacking modern damp-proof courses. This can manifest as rising damp, penetrating damp (often due to damaged render or roof tiles), or condensation (particularly in properties with poor ventilation). Our surveyors use their experience to assess the extent and cause of any dampness and recommend appropriate remedies. Properties with solid walls are particularly susceptible to damp, especially if they haven't been retrofitted with appropriate insulation or damp-proofing. We also commonly find issues with window and door deterioration in older properties, where original joinery may have deteriorated over time.

Roof defects are another frequent finding in our TA23 surveys. Older roofs may have slipped tiles, degraded felt, failing leadwork, or general wear and tear requiring repair or replacement. In properties with slate or clay tile roofs, we often find individual tiles that have slipped or become damaged, particularly after periods of adverse weather. Our surveyors will note the condition of the roof covering, the state of the gutters and downpipes, and any signs of past or current leaks. Timber defects, including woodworm and rot (both wet rot and dry rot), are also commonly identified in the floor timbers, roof timbers, and joinery of older properties in the area.

• Subsidence and foundation movement
• Rising and penetrating damp
• Roof defects and tile slippage
• Timber decay (wet rot and dry rot)
• Outdated electrical wiring
• Asbestos-containing materials
• Inadequate insulation
• Window and door deterioration