RICS Level 2 Survey in Bath and North East Somerset

Bath and North East Somerset has a property landscape that rewards a proper survey. From Georgian and Regency buildings in Bath city centre to modern schemes such as One Waterside and Holburne Park, the stock is strikingly mixed. With 78.2% of households living in houses or bungalows and 21.4% in flats, we need to read each property on its own terms. Our inspectors work across purpose-built flats in converted Georgian terraces and detached homes in places like Keynsham and Combe Down.

Underfoot, the geology matters just as much. Bath and North East Somerset sits on Jurassic limestone and clay deposits, while the southern part around Radstock and Midsomer Norton lies within the historic Somerset Coalfield. That mix brings risks of shrink-swell ground movement, historic mining activity and slope instability in some spots. Our surveyors know the local signs, so we check walls and foundations for movement linked to clay soils and look for traces of old mining that could affect ground stability.

Bath Stone gives much of the city its character, and it is the oolitic limestone behind Bath's UNESCO World Heritage status. Beautiful though it is, it calls for specialist knowledge. Our chartered surveyors regularly assess older homes with solid stone walls, traditional roofing and period features that may need attention. We look for weathering on Bath Stone, eroded mortar pointing and signs of structural movement in older solid-wall construction. From a Georgian townhouse in the city centre to a modern home in Midsomer Norton, we bring the right experience.

Prices have adjusted a little recently in Bath and North East Somerset. Overall values are 6% down on the previous year and 5% down on the 2022 peak of £506,055. Detached properties still average £706,000, and flats average £242,000, so a Level 2 Survey remains a sensible safeguard. Our inspectors have seen damp in solid-wall properties, ageing roof structures and outdated electrical systems affect homes that otherwise look well kept.

• Detect damp and moisture issues in older solid-wall construction
• Assess roof condition and identify needed repairs
• Identify structural movement or subsidence risks
• Check for outdated electrical and plumbing systems
• Evaluate timber defects including rot and woodworm
• Review historic mining and ground stability concerns

Damp penetration crops up again and again in Bath and North East Somerset. Many Georgian and Regency buildings date from the 18th and early 19th centuries, and the older stock in the area means we see it often. Solid stone walls do not have the cavity construction found in modern properties, which makes them more prone to rising and penetrating damp, especially where render has failed or pointing has broken down. We inspect external walls, internal finishes and ground-level areas for moisture damage that points to these problems.

Roofing is another regular talking point. Many historic properties have traditional slate or stone tile roofs that are over 100 years old. They can last a long time if looked after, but we still find weathered tiles, cracked mortar in parapet walls and lead flashing problems around chimneys. Our inspectors get into accessible roof spaces and check roofing materials, gutters and drainage systems. In Widcombe, Bathwick and the Georgian squares, the roof layouts often become more complex, so we pay close attention.

Older homes often reveal their age in the wiring and pipework. Properties built before modern wiring standards may have outdated consumer units, too few sockets and ageing cable that no longer meets current regulations. Lead or galvanised steel pipes, common in older homes, can affect water quality and may need replacing. Our surveyors visually inspect accessible electrical and plumbing installations and note anything that needs a qualified electrician or plumber to look further. With almost two-thirds of households in Bath and North East Somerset made up of one or two persons, many homes have been adapted over time with extensions and modifications that also need careful review.

Certain parts of Bath and North East Somerset carry a more obvious ground-stability story. Jurassic clays can shrink and swell as moisture levels change, so properties may move with the seasons. Add the history of coal mining around Radstock and Midsomer Norton, plus extensive underground quarrying for Bath Stone, and some locations need extra care. Our surveyors look for cracking, settlement and movement in walls and foundations, and we recommend specialist follow-up if anything looks worrying.

New development activity is reshaping parts of Bath and North East Somerset. One Waterside on the Bath waterfront offers 1, 2, and 3-bedroom apartments with private amenity space, and many have views over the river. Holburne Park brings classically styled 4 and 5-bedroom townhouses and villas to a prestigious setting near the Holburne Museum. On Lower Bristol Road, the Bath Press development turns former industrial space into contemporary apartments ranging from 550 to 1,687 square feet. Mulberry Park in Combe Down offers townhouses with community facilities, including two terraces and a central community hub.

Somer Meadows in Midsomer Norton broadens that picture further, with modern family homes from David Wilson Homes, photovoltaic solar panels and EV chargers as standard. Pemberley Place provides new apartments specifically for the over-55s through shared ownership. These newer schemes make up a meaningful share of the current housing supply, and the local housing strategy is aiming for an additional 13,000 homes by 2029. Even so, a Level 2 Survey still gives useful reassurance that the build quality is up to scratch.

A new build still benefits from a RICS Level 2 Survey. Builder warranties like NHBC cover structural defects, but a Level 2 Survey can pick up issues that have appeared since construction, such as snagging items, drainage problems or faults with windows and doors. Given the average new build price in this area can reach significant levels, the survey is a worthwhile part of a substantial purchase. Our surveyors know the modern methods used in these developments and can spot concerns with build quality, insulation or ventilation that may not be obvious at first glance. For a brand new apartment at One Waterside or a newer property in Keynsham, we provide the thorough assessment required.

Even new build properties in Bath and North East Somerset can throw up familiar issues. Structural problems are less likely, but we still find minor defects such as incomplete plastering, poorly fitted windows, inadequate ventilation leading to condensation and drainage issues that were never properly commissioned. Snagging lists in newly built homes can be long, and a professional survey gives the developer a chance to put things right before completion or during the warranty period.