RICS Level 3 Building Survey Southstoke

Our RICS Level 3 Building Survey provides a much more detailed assessment than a standard HomeBuyer Report. The surveyor will visually inspect all accessible areas of the property, including the roof space (where safe access is possible), under-floor areas, cellars, and outbuildings. We examine the condition of walls, floors, ceilings, doors, and windows, assessing each element for defects, deterioration, or areas requiring immediate attention. Our inspectors move methodically through each section of the property, documenting their findings with photographs and detailed notes that form the basis of your final report.

The report includes a thorough assessment of all building services such as plumbing, heating, and electrical installations, though we always recommend separate specialist inspections for these systems. Our surveyors also evaluate the property's overall construction, identifying the type of walls, floor structures, and roof construction, which is particularly important in Southstoke where traditional Bath Stone construction is prevalent. We check the condition of consumer units, note the type of heating system, and identify any obvious electrical hazards, but we always make clear that our inspection does not replace a qualified electrical or gas safety check.

We provide specific advice on repairs needed, estimated costs for rectification, and guidance on prioritising maintenance work. The survey also highlights any potential legal or regulatory issues, including violations of building regulations or matters that may affect the property's value. For properties in Southstoke's conservation areas or listed buildings, we include specific advice on the implications for future alterations and maintenance. We explain what listed building consent would be required for any planned works and flag any unauthorized alterations that could cause complications when you come to sell.

We check for signs of structural movement, which is particularly important given the clay soils underlying much of the Southstoke area. Our surveyors document any cracking, uneven floors, or doors that stick, making informed judgments about whether movement is historic or active. We also assess the condition of retaining walls, which are common in this sloping village, and any basement or cellar areas that may be present. Every element of the property receives careful attention, ensuring you receive a complete picture of its condition.

• Visible signs of structural movement
• Roof condition and defects
• Damp and timber decay
• Stonework deterioration
• Drainage and gutters
• Electrical and plumbing basics
• Energy efficiency observations

The geology around Southstoke presents specific challenges for property owners. The underlying clay formations, particularly the Fuller's Earth Clay, create shrink-swell potential that can affect foundations and lead to structural movement over time. Our surveyors are trained to identify signs of this type of movement, including crack patterns in walls, uneven floors, and doors or windows that stick or don't close properly. Properties in lower-lying areas near the River Avon may also have elevated flood risk, and we include specific observations on flood resilience where relevant. The village's position on the southern slopes means surface water drainage can also be a concern, particularly for properties with long gardens running downhill.

Bath Stone, while visually attractive and historically significant, requires ongoing maintenance to prevent deterioration. Erosion, spalling, and weathering are common issues in older stone-built properties, and our surveyors document the condition of ashlar stonework, pointing, and any signs of stone decay. We look for evidence of previous repair work that may indicate ongoing issues, and we assess the condition of mortar joints which can deteriorate faster than the stone itself. Properties in Southstoke may also be affected by historic quarrying activity in the area, which can occasionally lead to localised ground stability concerns that we factor into our assessment.

The village's conservation status means many properties are subject to planning constraints that affect what alterations are permitted. Our surveyors note any evidence of listed building status or conservation area designation and advise on how this may impact your intended use of the property. We also look for any unauthorized alterations that could cause legal complications when you come to sell. If a property has had modifications without the necessary consents, this could affect your mortgage or future saleability, and we ensure you are aware of any such issues.

The age profile of properties in Southstoke varies significantly across the village, with the historic core featuring many pre-1919 stone cottages and Victorian-era terraced houses, while newer developments from the post-war period and later add variety to the housing stock. Our surveyors understand how different construction methods age and what defects are typically associated with each era. We pay particular attention to properties that may have been extended or altered over the years, as these junction points often reveal defects or weatherproofing issues.

• Stone decay and erosion
• Foundation movement on clay soils
• Historic quarrying subsidence
• Flood risk from surface water
• Conservation area restrictions
• Listed building compliance

Damp is one of the most frequent issues our surveyors encounter in Southstoke properties, particularly in the older stone-built homes that make up much of the village's character. Rising damp affects properties with solid walls and inadequate damp proof courses, while penetrating damp often results from failed pointing, damaged flashings, or deteriorated stonework. We thoroughly inspect all external walls and internal surfaces for signs of damp, using our professional judgment to assess whether remediation is needed. Condensation is also common in newer properties with modern insulation, particularly in bathrooms and kitchens where ventilation may be insufficient.

Timber defects including wet rot, dry rot, and woodworm infestation are regularly identified in Southstoke's older properties. Roof timbers are particularly vulnerable, especially where ventilation is poor or where previous leaks have gone unrepaired. Floor joists in suspended timber floors can suffer from rot where dampness has penetrated, and we inspect all accessible timber elements carefully. Our report will flag any timber issues and recommend appropriate specialist inspection where necessary, as timber decay can be a serious structural concern if left untreated.

Roofing issues feature prominently in our surveys across the Southstoke area. Natural slate and tile roofs common on period properties suffer from age-related wear, with slipped or broken tiles, failed leadwork, and deteriorating ridge tiles among the most frequent findings. Flat roofs, where present, often show signs of ponding or membrane failure. We also inspect chimneys, which are a common source of problems in older properties, checking for damaged brickwork, missing flashing, and any signs of structural instability.

Many properties in Southstoke lack modern levels of insulation and may have outdated heating systems that result in poor energy efficiency and high running costs. While we note the general thermal performance of the property, we recommend a separate EPC assessment for comprehensive energy information. Our survey does however flag obvious issues such as single-glazed windows, uninsulated roofs, or solid walls that could benefit from improvement works.

• Rising and penetrating damp
• Wet rot and dry rot
• Woodworm and timber decay
• Roof tile and slate damage
• Failed leadwork and flashings
• Chimney deterioration
• Poor insulation and energy efficiency