RICS Level 3 Survey in Skilgate

The village of Skilgate sits on the southern edge of the Brendon Hills within Exmoor National Park, an area renowned for its historic character and traditional building methods. Many properties here were constructed using local stone, cob, and traditional lime-based mortars that require specific knowledge to assess correctly. Unlike modern cavity-wall construction, these older buildings behave differently and can develop issues such as rising damp, stone erosion, or movement in the fabric that only an experienced surveyor would recognise. We have seen numerous properties in the surrounding area where inappropriate modern materials have been used in repairs, causing long-term damage to the original fabric.

Our inspectors bring local knowledge of West Somerset construction practices to every survey. We understand how properties built on the slopes of the Brendon Hills may be affected by ground conditions, including the potential for clay shrink-swell movement in areas with moisture-sensitive soils. The geology of West Somerset includes various formations, from Devonian slates to Carboniferous sediments and Triassic mudstones, all of which can influence how foundations perform over time. Our surveyors are trained to recognise the signs of ground movement, including cracking patterns that indicate different types of subsidence or heave, something that is particularly important given the clay-rich soils found in parts of this region.

The Church of St John the Baptist in Skilgate, a Grade II* listed building dating from the 14th century, stands as testament to the age of the settlement. Many residential properties in the village will similarly be pre-1900 constructions requiring the detailed assessment that a RICS Level 3 Survey provides. These older properties often have shallower foundations, original timber frames, and traditional roofing materials that benefit from expert inspection. We have extensive experience assessing buildings of this age and understand the specific defects that commonly affect them, from rotten timber beams to deteriorating lime pointing.

Living in a rural community like Skilgate means that properties may have been subject to limited maintenance over the years, with some outbuildings or extensions potentially constructed without full building regulation approval. The nearest major services are in Dulverton or Bampton, over five miles away, which historically meant that building work was sometimes carried out with minimal oversight. A comprehensive survey will identify any such alterations and assess their impact on the overall structural integrity of the property. We also check for signs of previous flooding or water damage, which can be a concern given the topography of the Brendon Hills where watercourses respond rapidly to heavy rainfall.

• Traditional stone wall construction
• Historic timber framing
• Local slate and stone roofing
• Original lime-based mortars

Properties in Skilgate face several environmental considerations that our surveyors take into account during the inspection. The village sits inland but within reach of watercourses that flow from Exmoor, meaning some properties may be in areas susceptible to surface water flooding after heavy rainfall. The headwaters of many watercourses in West Somerset originate on Exmoor, and areas with steep channel gradients can have a rapid response to rainfall, contributing to fluvial and surface water flood risk in the broader region. Our surveyors note any signs of past water ingress or damp conditions that might indicate flood risk or drainage issues, including water staining, mud deposits, or damaged plasterwork at lower levels.

The geology of the Brendon Hills region includes areas with clay-rich soils that can expand and contract with moisture changes, potentially causing subsidence or movement in foundations. The Triassic Mercia mudstones found in parts of West Somerset are particularly prone to this shrink-swell behaviour, which can cause significant structural movement over time. While Skilgate itself does not have a documented history of significant mining activity, the broader West Somerset area contains various geological formations where ground movement could occur. Our surveyors are trained to identify the tell-tale signs of such issues, including cracking patterns, door and window sticking, or uneven floor levels.

As part of Exmoor National Park, many properties in Skilgate may be subject to planning constraints that affect what modifications owners can make. The Exmoor National Park Local Plan encourages the use of traditional and natural sustainable building materials that complement the local context, and any significant alterations may require planning permission. Our survey reports include information about any apparent alterations that may require retrospective planning approval or building regulation consent, helping you understand any potential compliance issues before purchase. This is particularly important for properties that may have been extended or modified over the years without proper approvals.

The predominant building materials in the Skilgate area include local sandstone from the Pickwell Down Sandstone Formation, which has been extensively worked as a local building stone, and traditional cob construction in some properties. Our surveyors understand how these materials perform over time and what defects to look for, from stone erosion and spalling to cob wall deterioration. We assess the condition of original lime-based mortars, which are essential for the long-term health of traditional stone walls, and note where modern cement mortars have been inappropriately used, as these can trap moisture and cause stone damage.

• Foundation movement assessment
• Roof and chimney condition
• Damp and timber decay
• Drainage and drainage
• Electrical safety notes
• Energy efficiency observations