RICS Level 2 Survey in Wellington

Our RICS Level 2 survey provides a thorough inspection of the property's visible and accessible areas, assessing the overall condition and identifying any defects that could affect value or safety. We examine the walls, roof, floors, doors, windows, and dampness levels, providing a clear red, amber, or green rating for each element. For Wellington properties, this is particularly valuable given the mix of older housing stock in the Conservation Area and newer developments. Our surveyors check for signs of structural movement, water penetration, and general wear that might not be visible during a viewing.

The local geology presents unique considerations for property buyers. Wellington sits on clay-bearing strata, including areas with clay-with-flints near the Blackdown Hills, which can cause shrink-swell foundation issues. Our inspectors are trained to identify signs of subsidence, cracking, and movement that may indicate foundation problems. Additionally, while flood risk is often described as very low, the River Tone and Westford Stream have historically caused fluvial flooding, with Tone Works in Flood Zone 3. We include relevant flood risk observations in our reports, checking for signs of previous water damage or inadequate drainage around the property.

We inspect all accessible areas of the property, including the roof space where accessible, sub-floor areas, and outbuildings. Our surveyors take photographs of any defects found and provide clear recommendations for repairs or further investigations. For properties in Wellington, we pay particular attention to the condition of older roofing materials, the state of damp-proof courses, and the integrity of window frames in period properties. We also check the condition of extensions and alterations, which are common in the town centre properties.

• Wall condition and structural movement
• Roof, tiles, and flashings
• Damp and timber condition
• Windows, doors, and joinery
• Plumbing and electrical visible defects
• Extensions and alterations

Wellington's housing stock reflects its history as a thriving market town, with properties spanning several eras of construction. The town centre contains numerous Victorian and Edwardian properties built using traditional methods, including solid brick walls, stone facings, and lime-based mortars. These older properties were typically constructed with timber frame internal structures and often feature decorative cornices, sash windows, and original fireplaces. Understanding these construction methods is essential for identifying defects that are common in period properties, such as rising damp due to failed damp-proof courses or timber decay in load-bearing elements.

Many traditional properties in Wellington were built using local stone and Ham stone for dressings, with some properties featuring cob walls particularly in older farm buildings and cottages. The introduction of the railway led to increased use of brick and concrete tiles, supplementing traditional materials. Modern developments like those at Jurston Fields and Monument View typically feature timber-frame construction with brick external walls and concrete tile or slate roofs. Our surveyors understand these different construction methods and know what to look for when inspecting properties of various ages and types across Wellington.

New build properties in Wellington, including those at the Longforth Farm development and Lillebonne Place, use modern construction techniques that differ significantly from period properties. While these newer homes benefit from modern building regulations and energy efficiency standards, they can still suffer from defects such as inadequate ventilation, issues with damp-proof membranes, and problems with guttering and drainage. Our inspectors apply the same thorough approach to new builds, identifying any snagging issues or construction defects that builders should rectify before the warranty period expires.

Our inspectors frequently encounter several recurring defect types when surveying properties in Wellington. Damp issues are among the most common problems we identify, particularly rising damp in solid-walled period properties where damp-proof courses may be missing or damaged. Penetrating damp is also prevalent, especially in properties with aging roof coverings, damaged flashings, or porous brickwork exposed to prevailing winds. Condensation is a growing concern in newer properties with improved insulation but inadequate ventilation, leading to mould growth on cold surfaces.

Roof defects represent another significant category of issues found in Wellington properties. Older properties often have roofs with worn or missing tiles, deteriorated ridge mortar, and damaged flashings around chimneys and valleys. Our surveyors inspect roof spaces where accessible, checking for signs of leaks, inadequate insulation, and timber decay. Properties in Rockwell Green and near the River Tone may have additional drainage concerns, with guttering and downpipe issues leading to water penetration into wall timbers. We also check for evidence of previous roof repairs, which may indicate ongoing problems.

Structural movement and subsidence are particular concerns in Wellington due to the underlying clay geology. Properties built on clay-bearing strata are susceptible to shrink-swell movement during periods of dry weather or heavy rainfall. Our inspectors look for signs of cracking in walls, particularly diagonal cracks extending from windows and doors, uneven floors, and misaligned door frames. While minor settlement cracks are common in most properties, our surveyors can identify those indicating more serious foundation issues that may require further investigation by a structural engineer.

Electrical and plumbing defects are frequently identified in Wellington's older properties. Many Victorian and Edwardian homes still have original fuse boxes, dated wiring that does not meet current regulations, and lead or galvanised steel water pipes. These systems pose safety risks and may require expensive upgrading. Our surveyors visually inspect accessible electrical and plumbing installations, noting any obvious deficiencies or safety concerns that should be addressed by qualified electricians and plumbers.

Wellington's housing stock presents several area-specific considerations that make a Level 2 survey essential. The town centre contains numerous Victorian and Edwardian properties built using traditional methods, including stone and brick construction with solid walls. These older homes commonly exhibit issues such as rising damp, outdated electrical systems, and roof deterioration that may not be apparent during viewings. Our inspectors understand these typical defects and know what to look for in Somerset's period properties.

The local geology requires particular attention. Clay soils underlie much of Wellington, creating potential for foundation movement during dry spells or periods of heavy rainfall. Properties near the River Tone and its tributaries face heightened flood exposure, with historical flooding in Rockwell Green in September 2023 and areas near Tone Works in Flood Zone 3. Newer developments like those at Jurston Fields and Monument View use modern construction methods but still benefit from professional inspection to identify any snagging issues or construction defects. Our surveyors understand the local context and can advise on issues specific to Wellington properties.

With 181 properties sold in the last year and new developments continuing to expand the town, the Wellington property market remains active. Major new schemes including the Longforth Farm development on Taunton Road will add hundreds of new homes near the town's new railway station. Whether you are buying a family home near Wellington School or a modern apartment, a Level 2 survey from our team provides the confidence you need to proceed with your purchase. The investment in a survey can save thousands in unexpected repair costs and provides valuable negotiating leverage if significant issues are identified.