RICS Level 2 Survey in BA1

Across BA1, most properties are built with solid walls in Bath stone, the oolitic limestone quarried locally since the Roman period. These older walls do not behave like modern cavity-wall buildings. They deal with moisture by letting it pass through the structure and evaporate away. That breathable approach works properly only while the original lime mortar and lime plaster remain in place. Trouble starts quietly when 20th-century cement repointing is introduced, because cement holds moisture in the wall instead of letting it escape, which can lead to spalling stone faces, salt efflorescence on internal plaster and, in time, structural decay.

On every elevation, our surveyors check the condition of the pointing, identify where cement repointing has replaced what were originally lime-pointed joints, and set out the repair implications in the report. That matters even more in conservation areas, and Bath and North East Somerset has 35 of them. In those locations, taking out cement repointing and reinstating like-for-like lime usually needs listed building consent as well as specialist contractors. We record this as a condition rating 2 or 3 item, depending on how extensive the issue is, so you have either a sound basis for negotiation or a realistic repair budget before exchange.

In BA1's Georgian terraces, timber sash windows are almost everywhere. Moisture tends to build up at the base of the outer sash within the box frame, and once rot starts it can spread into the structural lintel if nothing is done. During inspection, we test accessible timber with a moisture meter and note any paint bridging that has sealed joints and trapped condensation inside. In a conservation area, replacement sash windows have to match the original profile, which usually makes the job costlier than it would be on a non-listed property.

• Solid Bath stone walls assessed for cement repointing and moisture penetration
• Timber sash window frames probed for rot and moisture at base rails
• Parapet gutters inspected for blockage and saturation of the wall behind
• Internal lime plaster checked for detachment, salt staining and damp patches
• Basement areas assessed for water ingress and waterproofing condition
• Chimney stacks inspected from ground using binoculars for pointing and flashings

BA1 is shaped in part by the River Avon, and large sections carry fluvial flood risk that will not appear in a Land Registry title search. The Environment Agency has flood warning areas covering specific Bath streets, including Grosvenor Bridge Road, Henrietta Gardens, Pulteney Road and the Brassmill Lane area near Locksbrook. If the property you are buying sits within 200 metres of the Avon or one of its tributaries, we note that in the report and advise a full flood risk assessment before exchange.

There are 2 main sources of subsidence risk in BA1. One is geology. The Bath area includes shrink-swell clay units, with Mercia Mudstone, Oxford Clay and Fuller's Earth all present, and these expand and contract as seasonal moisture levels change. The other is the area's long record of underground extraction for Bath Stone, coal and Fuller's Earth. Shallow former mining voids can cause gradual subsidence. Our inspectors log visible cracking using BRE crack classification methodology, recording crack width, direction, and whether the pattern points more towards settlement, subsidence or thermal movement.

One structural issue turns up more than most in BA1 terraces, diagonal cracking from the corners of window openings. It usually points to differential settlement in the foundations. Often the movement is old and no longer progressing, but our report separates live movement from dormant movement by looking at crack width, evidence of filling and the wider inspection context. Where the signs suggest active movement, we advise taking a structural engineer's opinion before you proceed.

• River Avon flood warning zone properties identified and flagged
• Crack patterns assessed using BRE classification for width and direction
• Shrink-swell clay geology noted for affected areas with drain-down risk
• Mining legacy areas assessed for subsidence indicators
• Foundation depth context provided for pre-1919 solid wall construction
• Structural engineer referrals recommended where active movement is identified

Our HomeBuyer Report covers the property in the condition and state of access available on the survey day, without moving furniture or lifting fitted carpets. We follow the RICS Home Survey Standard, and for every BA1 property the inspection covers the following elements:

• Roof coverings: condition of slates or tiles, ridge, verge, eaves, and parapets
• Chimney stacks: pointing, flashings, chimney pot condition and stability
• External walls: pointing condition, signs of damp penetration, cracks and bulging
• Windows and external doors: frame condition, glazing, draughts and security
• Rainwater goods: gutters, downpipes and their drainage outlets
• External grounds: paths, steps, retaining walls and boundary structures
• Roof space: where accessible, checked for structure, insulation and signs of water ingress
• Ceilings and walls internally: cracks, damp staining, mould and plasterwork condition
• Floors: level, springiness, squeaking and signs of damp beneath suspended timber floors
• Fireplaces and chimney breasts: structural condition and removal evidence
• Built-in fittings: kitchens and bathroom sanitaryware noted in condition
• Services: commentary on visible condition of electrics, plumbing and heating
• Damp: damp meter readings recorded across external walls throughout

The report ends with an overall summary, a schedule of urgent issues to deal with before exchange, and our view on whether the property is suitable for a standard mortgage or needs specialist conditions. In BA1 homes with basement areas, we also examine the waterproofing approach and record any historic flood marks or efflorescence that may indicate previous water ingress events.