RICS Level 2 Survey in Wilcot, Huish and Oare

Our RICS Level 2 Surveys provide a thorough inspection of the property's condition, focusing on issues that might affect its value or require future investment. In Wilcot, Huish and Oare, where many properties date from the 17th, 18th, and 19th centuries, our inspectors pay particular attention to the specific construction materials and methods used locally. We examine walls, roofs, floors, ceilings, stairs, doors, windows, and the surrounding grounds, identifying defects that are typical of older properties in this area. Our inspection covers all accessible areas of the property, providing you with a clear understanding of its current condition before you commit to the purchase.

Given the prevalence of clay soils in Huish, our surveyors specifically assess the risk of subsidence and heave. The shrink-swell behaviour of clay soils is the most damaging geohazard in Britain, and properties with older, shallow foundations are particularly vulnerable. We note any signs of structural movement, cracks in walls, or uneven floors that might indicate foundation issues, especially in properties near large trees where root systems can draw moisture from the soil during dry periods. Our inspectors are familiar with the patterns of damage caused by clay-related movement and know what to look for when assessing properties in this area.

We also inspect thatched roofs, which are a distinctive feature of many properties in this parish. From Porch Cottage to the Golden Swan public house, these traditional roofs require specialist maintenance and can present unique issues including deterioration of ridge thatching, problems with roof timbers, and fire safety concerns. Our surveyors identify these issues and provide clear recommendations for remediation. We understand the additional insurance implications and maintenance costs associated with thatched properties, ensuring you're fully informed before completing your purchase.

Our inspection also includes an assessment of drainage and the condition of outbuildings, which is particularly important in rural properties where septic tanks and soakaways are common. We check the general arrangement of the property's drainage system and note any obvious defects or areas requiring further investigation. In a parish like Wilcot, Huish and Oare where properties can be set in isolated locations, understanding the condition of drainage systems is essential for budgeting future maintenance costs.

• Wall and ceiling condition assessment
• Roof and thatch inspection
• Damp and timber decay analysis
• Structural movement evaluation
• Electrical and plumbing condition
• Drainage and drainage condition review
• Boundary and grounds inspection

Properties in Wilcot, Huish and Oare showcase a fascinating range of traditional building materials that reflect the local geology and historical development of the area. In Huish, many cottages are constructed from brick with thatched roofs, dating from the mid-19th century or late 18th-early 19th century. Giddings Cottage, a Grade II listed building dating from 1651, is built from a distinctive combination of brick, chalkstone, and flint. Oare House, built in 1740, features red and blue vitrified brick, while The Golden Swan public house in Wilcot Green uses malmstone under a thatched roof. These historic buildings represent centuries of local building tradition and each requires specific expertise to properly assess.

These traditional materials require specific maintenance approaches that our surveyors understand. Solid walls made of brick, stone, and flint were constructed with permeable lime and sand mortars, which differ significantly from modern cavity wall construction. When properties are modernised with cement-based renders or damp-proof courses, moisture can become trapped, leading to damp problems and timber decay. Our inspectors identify these issues and assess whether the property's breathability has been compromised. We've seen numerous cases where well-intentioned modernisations have caused problems in these historic buildings, and our reports highlight any concerns.

The local geology presents particular challenges for property owners. The clay soils in Huish, combined with the chalky subsoil, create conditions where shrink-swell behaviour is prevalent. During dry periods, clay soils shrink and can cause subsidence, while wet periods cause the soil to swell (heave). This is particularly problematic for older properties with shallow foundations. Our surveyors inspect for signs of this movement, including cracking patterns, doors and windows that stick, and uneven floor levels. The presence of mature trees near buildings can exacerbate these issues, as tree roots draw moisture from the soil during summer months, causing localized shrinkage.

Properties along the Kennet and Avon Canal face additional considerations. While the canal adds significant charm to the area, properties in its vicinity may experience higher moisture levels and require particular attention to drainage. The parish council has previously discussed flooding concerns on Alton Road due to blocked drainage infrastructure, highlighting the importance of proper drainage assessment for properties in low-lying areas near the canal. Our surveyors are aware of these local issues and include appropriate checks in their inspection.

Given the high property values in Wilcot, where the average house price exceeds £1 million, the cost of a RICS Level 2 Survey represents excellent value for money. This investment can reveal issues that might cost tens of thousands of pounds to rectify, potentially giving you leverage in price negotiations or alerting you to problems that might make the property unsuitable for your needs. In a market where properties can change hands for significant sums, a thorough survey provides essential protection for your investment.

The age of housing stock in Wilcot, Huish and Oare means that most properties will benefit from a detailed survey. Properties built in the 17th, 18th, and 19th centuries often have non-standard construction methods that differ significantly from modern buildings. Our surveyors understand these traditional construction methods and can identify issues that might be missed by those unfamiliar with historic properties. From understanding how lime mortar behaves differently from cement to recognizing the signs of historic structural movement, our team brings valuable expertise to every inspection.

The rural nature of the parish also means that many properties rely on private water supplies, septic tanks, and soakaway systems rather than mains connections. Our survey includes an assessment of these elements where visible and accessible, highlighting any concerns about their condition or adequacy. These systems can represent significant ongoing costs, and understanding their condition before purchase is essential for accurate budgeting.