RICS Level 2 Survey West Bradley, Somerset

Our RICS Level 2 HomeBuyer Report provides a comprehensive visual inspection of all accessible areas of the property. We examine the condition of the roof, walls, floors, ceilings, doors, and windows, along with the condition of damp-proof courses, insulation, and drainage systems. For West Bradley properties constructed using traditional solid-wall methods common to Somerset, our surveyors pay particular attention to signs of damp penetration, timber decay, and the condition of original features that characterise these historic homes.

The survey includes assessment of all major elements of the property including walls and partitions, woodwork including joists and rafters, ceilings and floors, doors and windows, fireplaces and chimneys, and the general condition of the building's structure. We specifically look for defects that affect properties in this area, where the mix of 15th-century timber-framed buildings, 16th and 17th-century stone properties, and Victorian additions creates varied inspection requirements. Our inspectors understand that many West Bradley homes feature original features such as exposed ceiling beams, original fireplaces, and traditional sash windows that require careful assessment.

Our inspection extends to identifying issues with roofs, including the condition of tiles, flashing, and leadwork that is particularly important for period properties. We check for signs of movement in walls, which can indicate subsidence or settlement issues that older properties with shallow foundations sometimes experience. The report also covers any urgent defects requiring immediate attention and provides an overall assessment of the property's condition using traffic light ratings. We examine outbuildings and boundary walls where present, as these are common features of West Bradley properties and can require maintenance or repair.

The Level 2 survey also includes a market valuation and rebuild cost assessment, which proves particularly useful for insurance purposes and mortgage requirements. For properties in West Bradley with listed building status, we provide guidance on any specific considerations that may affect value or future alterations. Our reports clearly highlight defects using an amber/red rating system, making it easy to prioritse repair work and negotiate with sellers based on our findings.

• Roof structure and covering
• Wall construction and defects
• Damp and timber decay
• Windows and doors
• Plumbing and electrical condition
• Foundation and subsidence indicators
• Outbuildings and boundary walls
• Market valuation and rebuild cost

Properties in West Bradley face several typical defects that our surveyors frequently identify during inspections. The age of the housing stock means that damp penetration is a common concern, particularly in solid-wall constructions where modern damp-proof courses may be absent or compromised. Our surveyors carefully examine walls at all levels, checking for signs of rising damp, penetrating damp from defective roof coverings or damaged pointing, and condensation issues that can affect older properties with inadequate ventilation. The local yellow stone used in many properties, while attractive, can be particularly susceptible to moisture ingress if mortar pointing deteriorates over time.

Timber decay represents another significant issue in West Bradley properties, where original wooden beams, floor joists, and roof structures have been in place for centuries. We inspect all accessible timber for signs of rot, woodworm infestation, and fungal decay that can compromise structural integrity. The condition of roof structures receives particular attention, as traditional tiled roofs with historical significance require regular maintenance and may show signs of wear, slipped tiles, or deteriorated leadwork. Properties near Lottisham and Hornblotton often feature original oak framing that requires expert assessment.

Electrical systems in period properties often require thorough assessment, as wiring installed decades ago may not meet current safety standards. Our survey includes visual inspection of electrical installations to identify potential hazards, with recommendations for further investigation by qualified electricians where necessary. Similarly, plumbing systems in older properties may feature original lead pipes or outdated systems that require updating to meet modern standards. We note the condition of visible pipework and highlight any concerns regarding water pressure or pipe condition.

Foundation and subsidence concerns, while not widespread in West Bradley, can affect some older properties, particularly those built on ground with shrinkable clay characteristics common in parts of Somerset. Our inspectors look for signs of movement including cracking to walls, doors and windows that stick, and uneven floors. We also assess the condition of any retaining walls or garden walls, which are common features in this village setting. Where our surveyor identifies potential concerns, we recommend further investigation by a structural engineer.