RICS Level 3 Building Survey in Wells

Wells' historic housing stock presents unique challenges that only a thorough Level 3 Building Survey can properly assess. Many properties in the city centre and surrounding areas were constructed using traditional methods that differ significantly from modern building techniques. Local stone, including the famous Doulting Stone used in Wells Cathedral, was the primary building material for centuries, but stone masonry requires specific knowledge to evaluate properly. Our surveyors check for signs of stone decay, mortar erosion, and water penetration that can compromise structural integrity over time. They also understand how historic properties were adapted over centuries, often with multiple phases of extension and alteration that can create complex structural scenarios.

The city's position on the southern edge of the Mendip Hills means properties can be affected by the underlying geology. Clay soils in some areas can cause subsidence or heave issues, particularly where trees and vegetation have been present or removed. Our inspectors examine foundations, walls, and external ground levels for signs of movement that might indicate these geological challenges. Additionally, Wells sits within the Somerset Levels and Moors catchment area, where flood risk is a genuine concern for some properties. The Wells Act to Adapt Plan, adopted in June 2025, specifically addresses flooding as a key theme, reflecting local experiences of water management challenges. We also assess properties for radon gas exposure, particularly in areas where historical land use may have introduced environmental contaminants.

Traditional building materials in Wells include not only local stone but also cob construction and Ham stone, particularly in properties close to Ham Hill. These materials behave differently from modern brick and block construction and require specialist assessment. Timber-framed buildings, sometimes with jettied frontages later underbuilt in stone, are common in the historic core and present their own set of potential defects including rot, beetle infestation, and movement. Our surveyors approach each property type with the specific knowledge needed to identify defects that might otherwise be missed by less experienced assessors.

• Stonework deterioration and mortar erosion
• Foundation movement and subsidence
• Timber frame decay and beetle infestation
• Damp and condensation issues
• Flood risk and drainage problems
• Radon gas presence

The RICS Level 3 Building Survey, formerly known as a Structural Survey, represents the most comprehensive assessment available for residential properties. Unlike basic valuations, this survey provides a thorough examination of all accessible parts of the property, from the roof space and foundations to the condition of walls, floors, and windows. Our inspectors open up accessible areas, use specialized equipment to assess hidden defects, and provide detailed findings that help you understand exactly what you're buying. The report includes clear ratings for each element, from "urgent repairs necessary" to "satisfactory condition," allowing you to prioritise maintenance and negotiate on price if significant issues are identified.

For Wells properties specifically, our surveyors pay particular attention to several area-specific concerns. The high proportion of historic buildings means we rigorously assess traditional construction elements that might be problematic, including solid walls lacking modern insulation, historic lime mortar pointing that may need repointing, and timber elements that could be affected by rot or insect damage. We also examine any listed building alterations to ensure previous owners obtained the necessary consents, as working on listed properties without permission can create legal complications for future owners. The report provides practical guidance on maintenance specific to historic properties, helping you understand how to care for traditional features while preserving their character.

Our surveyors also check for compliance with current building regulations, particularly in properties that have undergone significant alterations. In the Wells Conservation Area, which operates under an Article 4 Direction, many alterations that would normally be permitted development require planning permission. We note any visible alterations that might trigger these requirements, helping you understand potential future renovation constraints before you commit to purchase. This attention to local planning context is part of what makes our surveys particularly valuable for Wells property buyers.

While Wells offers a wealth of historic properties, the city is also expanding with several new developments. The New House Farm site off A371 Portway and B3139 Wookey Road received outline planning approval for up to 50 homes in August 2024, with detailed plans for 116 additional homes published in March 2025. Elm Close has approval for 47 homes, with revised plans for 100 homes currently pending. The Gladman Developments site on Wookey Hole Road will bring 78 new homes to the area, with planning permission secured in August 2025 after a planning inspector overturned Somerset Council's refusal. Even new builds benefit from a Level 3 Survey, as our inspectors can identify construction defects, missing specifications, and issues that may not be apparent to untrained buyers.

A specific environmental concern exists at the Bishop's Green development on Wookey Hole Road, where the former Thales radar factory site was found to contain radioactive components and radon gas during ground investigations in 2017. David Wilson Homes installed radon monitors and protective membranes, but a Level 3 Survey can identify whether these mitigation measures are present and adequate. Our surveyors check for documentation regarding environmental assessments and any ongoing monitoring requirements that might affect the property. This is particularly important for buyers considering properties in this specific area of Wells.

The Wells Rugby Club site at Charter Way has also been proposed for development by Stonewater, with plans for 106 affordable units currently under consideration. New developments in the area must address phosphate mitigation requirements due to the Somerset Levels and Moors catchment area, and our surveyors can identify whether appropriate drainage and environmental considerations have been addressed. Given the ongoing expansion of Wells, we recommend a Level 3 Survey even for new-build properties to ensure construction quality meets expected standards.

With an average house price in Wells of £380,000 to £400,000, making an informed purchase decision is financially crucial. A RICS Level 3 Building Survey represents a modest investment compared to the potential costs of uncovering serious structural issues after completion. Our reports typically identify defects that require attention ranging from minor maintenance to significant repairs, with our surveyors providing realistic cost estimates for remediation. This information puts you in a strong position whether you proceed with the purchase, negotiate a reduction, or request the seller address specific issues before completion.

Wells' property market shows continued activity with new developments, historic conversions, and established homes regularly changing hands. The city's unique character, with its cathedral city atmosphere, strong educational institutions including Wells Cathedral School and The Blue School, and good transport connections to Bristol and Bath, makes it an attractive location. However, the complexity of its buildings, from medieval structures to modern estates, means professional surveying advice is essential. The average household income in Wells is approximately £46,800, reflecting a prosperous local economy centred on education, tourism, and the cathedral.

Our RICS Level 3 surveys give you confidence in your purchase and a clear understanding of what you're acquiring. We have experience with properties across all price ranges, from flats around £180,000 to detached homes exceeding £500,000. Regardless of your budget, a thorough building survey protects your investment and ensures you can enjoy your new Wells property without unexpected surprises.