RICS Level 2 Survey Yeoval

Our RICS Level 2 Survey is designed specifically for conventional properties in reasonable condition. During the inspection, our surveyor will examine all accessible parts of the property, including the roof space where safe and accessible, the exterior walls, windows and doors, the foundation visible areas, and the services such as plumbing and electrical installations. We check for visible signs of defects, structural movement, damp, rot, and other common issues that might not be apparent to the untrained eye. The survey provides a comprehensive overview of the property's current condition without invasive investigation.

In Yeovil, where a significant proportion of housing stock dates from the Victorian and Edwardian periods, our surveyors pay particular attention to the common issues affecting older properties. This includes checking for rising damp in solid wall constructions, inspecting period windows and their condition, assessing the state of historic roof coverings, and identifying any signs of structural movement that might indicate subsidence or foundation problems. The local geology, which includes Jurassic limestones and underlying clay formations, means we specifically look for evidence of shrink-swell clay behaviour that can affect foundations.

Properties constructed from Hamstone, the distinctive golden-brown Jurassic limestone that Yeovil is famous for, require particular expertise to assess properly. Our surveyors understand that Hamstone buildings need lime mortar pointing rather than cement-based mortars, and that solid wall constructions require breathable wall systems to prevent moisture-related problems. We also inspect the many red-brick Victorian and Edwardian properties that line Yeovil's residential streets, checking for the common issues that affect these solid-walled constructions, including inadequate or failed damp-proof courses.

The final report includes a clear condition rating system that categorises issues from "not inspected" through to "urgent repairs necessary." Each defect is described in plain English, with photographs to illustrate the problem and recommendations for how it should be addressed. We also provide an executive summary that gives you a quick overview of the most important findings, making it easy to understand the overall condition of the property before you proceed with your purchase.

• Visual inspection of all accessible areas
• Condition ratings for each element
• Clear summary of defects and recommended actions
• Advice on legal and regulatory issues
• Market valuation and insurance rebuild costs (optional)
• Energy efficiency assessment (where applicable)

Yeovil's housing stock presents specific challenges that our surveyors are trained to identify. Damp is one of the most common issues we find, particularly in the older Victorian and Edwardian properties that make up a significant portion of the town's residential buildings. Rising damp affects many period properties with solid walls, especially where original damp-proof courses have failed or were never installed. Penetrating damp is also prevalent, often resulting from damaged roof coverings, defective lead flashing, or deteriorated pointing to external walls. Our surveyors use moisture meters and visual indicators to identify the type and extent of any damp problems and provide recommendations for remediation.

The local geology creates additional considerations for property buyers. The presence of shrink-swell clay in parts of Yeovil means that properties may be susceptible to foundation movement, particularly during periods of drought or heavy rainfall. Our surveyors carefully inspect for signs of subsidence, including cracking to walls, doors and windows that stick, and uneven floors. While significant subsidence is not widespread in Yeovil, the risk is present in certain areas, particularly in properties built on clay soils near the river valleys, making a professional survey particularly valuable. We also note any historical quarrying activity for Hamstone that may have affected ground stability in some locations.

Roof conditions are another key area of focus during our inspections. Many older properties in Yeovil still have their original slate or clay tile roofs, which may have exceeded their expected lifespan. We commonly find slipped tiles, perished felt underlays, damaged ridge tiles, and issues with lead flashing around chimneys and valleys. These defects can lead to water ingress and extensive damage to the interior if not addressed promptly. We also check the condition of rainwater goods, as poor drainage from blocked or damaged gutters can exacerbate damp problems. For properties in the conservation area, we pay particular attention to the preservation of original roof materials.

Electrical and plumbing systems in older properties often require attention. Properties built before the 1980s frequently have outdated electrical wiring that does not meet current regulations, while lead pipes may still be present in some older homes. Our survey includes a visual inspection of these services, with recommendations for further investigation by qualified electricians and plumbers where necessary. We also check for the presence of asbestos-containing materials in properties built before 2000, which our surveyors are trained to identify visually.

Flood risk is an important consideration for properties in certain parts of Yeovil. The River Yeo flows through the town, and properties close to the riverbanks may be at risk of fluvial flooding. Surface water flooding can also occur during heavy rainfall, particularly in low-lying areas and those with drainage issues. Our survey includes an assessment of the property's flood risk based on our visual inspection and any visible signs of previous flooding, though we always recommend that buyers check the official flood risk maps for the specific location.