RICS Level 2 Survey in BA16

We inspect homes across Street and the BA16 postcode every week, and certain defects come up again and again in different age groups of property. Knowing what our surveyors usually spot gives you a better idea of what to question before making an offer.

In the older parts of Street, Victorian and Edwardian houses, especially those built in local Blue Lias limestone, often suffer from failed pointing. Blue Lias is a sedimentary limestone, and once mortar joints start to deteriorate, freeze-thaw cycles can cause the stone to shed thin layers. Our inspectors look closely at all accessible pointing, with extra focus on north and east-facing elevations where moisture tends to linger. Once pointing fails, water can get into the wall and create internal damp patches that are easy to miss on an ordinary viewing.

Homes from the 1950s to 1970s tell a different story. These post-war semi-detached properties, which account for a large proportion of BA16 sales, were often built with early cavity wall construction. In Somerset's wetter climate, later cavity wall insulation can create a moisture bridge if it was badly installed or if the fill has moved over time. We take damp meter readings at regular intervals on all external walls, which helps us pick up those issues where a visual check on its own would not.

• Pointing failure and spalling on Blue Lias limestone and sandstone elevations
• Cavity wall insulation moisture bridging in 1950s to 1980s semi-detached homes
• Sagging or missing ridge tiles on older clay-tiled roofs
• Subfloor ventilation blockage causing timber rot in suspended timber ground floors
• Outdated fuse-board wiring in properties not rewired since the 1970s
• Lead water supply pipes in properties built before 1970
• Failed double-glazing seals causing condensation between panes
• Cracking around chimney stacks and flashings from thermal movement

Near Street's historic town centre, older houses can also show settlement cracking around places where original chimney breasts have been removed. A lot of Victorian chimneys were taken down in the mid-twentieth century, and that altered how structural loads were carried. Over time, this can lead to stepped diagonal cracking in internal walls. Our surveyors photograph every crack we can access and categorise it using the BRE crack classification system, so you can see whether movement appears historic and stable or active and progressive.

Our RICS Level 2 Survey, previously sold as a HomeBuyer Report, gives you a detailed visual inspection of all accessible parts of a property in a standardised RICS format. It suits conventional homes in reasonable condition, which covers most properties in BA16.

For every property we inspect in the BA16 area, our surveyors follow a set checklist covering these elements:

• Roof structure and covering: ridge tiles, verges, flashings, guttering and downpipes assessed from ground level using binoculars, with internal loft access where available
• External walls: all elevations checked for cracking patterns, damp staining, pointing condition, render adhesion and evidence of movement
• Windows and external doors: frame condition, seal integrity, drainage channels and lintels above each opening
• Internal walls, floors and ceilings: we use a calibrated damp meter on all ground-floor walls and any areas showing staining or discolouration
• Roof space: checked for structural integrity, ventilation, insulation coverage, evidence of water ingress or pest activity
• Services: visual inspection of plumbing, heating, electrical consumer unit and soil/waste drainage - we note the visible condition and flag anything requiring a specialist test
• Site drainage and grounds: boundary walls, paths, drainage gullies and any evidence of surface water pooling

We give each element a condition rating of 1, no repair needed at present, 2, repairs or further investigation needed but not urgent, or 3, urgent repairs required. In the written report, we explain exactly what we found behind each rating and include typical cost ranges for any items marked 2 or 3, so you have something practical to use for budgeting or negotiation.

Some BA16 properties need a wider scope. Where we see clear signs of serious damp, structural movement beyond normal settlement, or non-traditional construction such as concrete frame or large-panel system builds, we will say if a more detailed RICS Level 3 Building Survey is the better fit. We do not steer buyers towards a more expensive survey without reason, but we are straightforward when a Level 2 inspection is not enough for the property in front of us.