RICS Level 3 Building Survey in Taunton TA1 2

Taunton's housing stock presents unique challenges that make a Level 3 Survey particularly valuable. The area features a mix of property types, from period homes with original features to post-war concrete constructions and modern developments. Our surveyors understand the specific construction methods used throughout TA1 2, including the traditional Hamstone and brick buildings found in the conservation areas around Park Street and Church Green, as well as the "No-Fines" concrete properties built between 1924-1927 that can be found in certain parts of the postcode. These non-traditional constructions require experienced assessors who understand their specific characteristics and potential issues.

The local geology presents another important consideration for property buyers. Taunton sits on Permo-Triassic marls, sandstones, and conglomerates, which can include clay-rich soils susceptible to shrink-swell movement. This geological background means that properties with mature trees nearby, particularly those with shallow foundations in areas like TA1 2PL and TA1 2LU, may be at risk of ground movement. Our surveyors know to look for signs of subsidence, foundation stress, and structural movement when inspecting properties throughout TA1 2, especially near established residential areas with mature landscaping.

Additionally, Taunton's history of flooding from the River Tone means that properties in lower-lying areas near the river corridor deserve particular attention. Flood events in 1889, 1960, 2007, 2009, 2012, and the significant 2013/14 Somerset Levels flooding all affected the wider Taunton area. Properties in TA1 2NJ and TA1 2RS, which include areas near Vivary Park and the river tributaries, may be particularly susceptible to surface water flooding during heavy rainfall. A Level 3 Survey will assess flood risk, check for previous water damage, and evaluate the effectiveness of any existing damp proofing or flood resilience measures.

Taunton also has a significant concentration of listed buildings and conservation area properties. The Park Street Conservation Area and the Church Green Local Historic District contain numerous period properties that may require specialist assessment. With 118 Grade II* listed buildings in the former Taunton Deane district and many more Grade II listings on streets like Silver Street, Middle Street, and East Reach in the Eastgate Ward, buyers need to understand both the structural condition and any planning constraints that may affect future renovations. We provide detailed advice on both aspects in our Level 3 reports.

• Victorian and Edwardian period properties
• Pre-1920 construction
• Properties in flood risk zones
• Homes with structural concerns
• Listed buildings and conservation area properties
• Large or complex properties
• "No-Fines" concrete constructions
• Properties with mature trees nearby

Our experience surveying properties throughout TA1 2 has identified several recurring issues that buyers should be aware of. Structural cracks in walls, ceilings, and floors are relatively common, often linked to foundation movement or the natural settlement of older properties. These range from minor cosmetic cracks that are typical in period homes to more serious patterns that may indicate structural instability requiring further investigation. In properties with "No-Fines" concrete construction, we pay particular attention to the structural integrity of the solid concrete walls, which behave differently from traditional cavity wall constructions.

Damp and mould problems feature prominently in our survey reports for TA1 2, particularly in Victorian and Edwardian properties where original solid walls may lack adequate damp proofing. Rising damp, condensation due to inadequate ventilation, and cold bridging are all issues we regularly identify. These problems are especially concerning in properties that have had modern double glazing installed without considering the impact on natural ventilation. In conservation area properties where there may be restrictions on altering windows, understanding the current ventilation situation is particularly important for planning any improvements.

Roof defects are another frequent finding, with issues ranging from damaged or missing tiles to failing flashing and waterproof membranes. Given Taunton's exposure to wet weather, even minor roof defects can lead to significant water ingress over time. Our surveyors inspect roofs from both inside and where safely accessible from the ground, checking for signs of previous leaks, deterioration, and inadequate maintenance. Properties in areas exposed to wind from the Quantock Hills may have additional wear on roof coverings that our surveyors will assess.

The local employment landscape also affects the properties we survey. With Musgrove Park Hospital being the largest employer in the area, properties popular with healthcare workers may show evidence of adaptations for rental or multiple occupancy. Our surveyors are experienced in identifying alterations that may have been carried out to accommodate multiple tenants, including changes to bathroom and kitchen facilities, and can advise on whether these meet building regulations and any implications for your plans.

• Structural cracks and foundation movement
• Rising damp and condensation
• Roof defects and water ingress
• Plumbing leaks and drainage issues
• Window and door misalignment
• Inadequate ventilation in older properties
• Alterations without building regulations approval
• Signs of previous flooding