RICS Level 3 Building Survey in Alford, Somerset

Alford's housing stock reflects the village's historic character, with properties ranging from centuries-old stone buildings to more recent additions. The local geology presents specific challenges that our surveyors know to look for. Somerset's clay-rich soils are susceptible to shrink-swell behaviour, where the ground expands and contracts with moisture changes, potentially causing subsidence or heave that manifests as cracks in walls, uneven floors, or doors that stick. This is particularly relevant for properties with trees nearby or those on slopes. Our inspectors assess these risks thoroughly, examining the foundation walls and surrounding ground for signs of movement that might indicate underlying geotechnical issues.

The River Alham adds another consideration for property buyers in Alford. Properties near the river may face fluvial flood risk, and our surveys include assessment of flood resilience measures, previous water damage indicators, and the condition of drainage systems. The wider Somerset Levels experience periodic flooding, and while Alford sits slightly elevated, being mindful of surface water drainage and the history of the watercourse is essential when purchasing in this area. Our surveyors check for signs of past water ingress, damp proofing measures, and the condition of boundary walls that might be affected by water flow.

Traditional building materials used throughout Alford and the surrounding Somerset countryside include local stone, cob, and thatch, each requiring specific expertise to assess properly. Stone walls, particularly those constructed using Ham stone, Cary stone, or Blue Lias depending on the exact location, can suffer from weathering, mortar deterioration, and structural movement over time. Our surveyors examine pointing, look for signs of bulging or bowing, and assess the integrity of stonework that may be decades or centuries old. Where properties have been rendered with lime or clay-based finishes, we check for cracking and delamination that could allow moisture penetration.

Properties in Alford may also be affected by historic mining activity in the wider Somerset region, though our research indicates the area is acceptably free from significant coal or non-coal mining-related subsidence risk. However, our surveyors still examine foundations and structural elements for any signs of movement that might indicate ground instability. For properties constructed on or near the slopes leading down to the River Alham, we pay particular attention to retaining walls and boundary structures that may be subject to lateral pressure from saturated ground.

• Subsidence from clay shrink-swell
• River flood risk assessment
• Stone wall deterioration
• Thatched roof condition
• Cob wall structural integrity
• Outdated drainage systems

Our experience surveying properties throughout Somerset reveals recurring themes that Alford property buyers should be aware of. Damp problems rank among the most frequent issues identified, particularly in period properties that were constructed before modern damp proof courses were standard. Rising damp occurs when moisture from the ground travels up through porous stone or brick walls, often appearing as tide marks on ground floor walls. Penetrating damp results from water entry through defective roofs, damaged gutters, or compromised external wall finishes, and is particularly problematic during Somerset's wet winters. Our inspectors examine all areas for signs of damp, using their experience to distinguish between historic staining and active moisture problems that require remediation.

Roofing defects represent another common finding in Alford surveys. Properties with original or aged roof coverings often show signs of wear, including cracked or slipped tiles, deteriorated pointing, and damaged flashings around chimneys and dormer windows. For properties with thatched roofs, which remain common in the Somerset countryside, our surveyors assess the condition of the thatch, check for signs of water penetration, and advise on the remaining life expectancy of the covering. Thatched roofs require specialist knowledge to assess properly, and we note when a professional thatcher's inspection might be advisable alongside our structural assessment.

Structural movement, manifesting as cracks in walls, can indicate ongoing subsidence, settlement, or thermal movement that may require further investigation. In Alford, where clay soils are prevalent, we pay particular attention to cracks near door and window openings, diagonal cracks extending from corners, and any signs of bulging or bowing in external walls. While some minor movement is common in older properties and may be historical, distinguishing between stable movement and active problems that could worsen is a key part of our assessment. We also examine the condition of timber elements, looking for signs of woodworm, wet rot, and dry rot that can compromise structural integrity if left untreated.

Outdated services are frequently identified in Alford properties, particularly those with historic plumbing and electrical installations. Properties built before 1969 may have lead pipes that require replacement, while older electrical systems may not meet current regulations and could pose safety risks. Our surveyors visually inspect accessible electrical and plumbing components, noting any concerns that would require investigation by a qualified electrician or plumber. For properties with old boiler systems or heating arrangements, we recommend further specialist inspection to ensure safety and efficiency.

• Rising and penetrating damp
• Roof tile damage or thatch deterioration
• Crack assessment and monitoring
• Timber rot and woodworm
• Outdated electrical systems
• Lead pipes and asbestos