RICS Level 2 Survey Cheddar

A RICS Level 2 Survey gives a detailed visual inspection of all accessible areas of the property. Our surveyor looks at the main structural elements, walls, roof, floors, doors, and windows, judges their current condition, and flags any defects that need attention. Where possible, we look behind visible surfaces too, and we note anything that could not be accessed at the time of the inspection.

We cover key systems including electrical, plumbing, and heating, although these are not tested to the standard of a specialist inspection. Flood risk is also reviewed, which matters for Cheddar homes near the River Yeo, and we check for problems linked to the local limestone geology and clay soil conditions that can affect foundations and drainage. Our surveyors know the ground conditions in Cheddar well, including the alluvial deposits along the river corridor that can create shrink-swell movement in clay-rich areas.

Every survey produces a clear RAG-rated report that marks urgent defects needing immediate attention, matters to watch over time, and areas in satisfactory condition. That colour-coded approach makes it easier to see exactly what you are buying and to negotiate sensibly if serious problems turn up. We keep the language practical rather than technical, so you can make informed decisions about your Cheddar property.

We also include an energy efficiency overview, which is especially useful because many of Cheddar's older properties were built before modern insulation standards. With approximately 55% of homes in the village pre-1945, a better grasp of heat loss and renovation options can have a real impact on running costs.

• Structural walls and foundations
• Roof coverings and chimneys
• Windows and doors
• Floors and ceilings
• Damp and timber assessment
• Services and utilities
• Flood and drainage risk
• Energy efficiency overview

Our surveying work across Cheddar has shown a few recurring issues that buyers should keep in mind. Damp is particularly common in the older stone properties, where rising damp, penetrating damp, and condensation often appear because of age, traditional construction methods, and, in some cases, poor ventilation after modern double-glazing has been fitted without enough thought for air circulation. Mendip limestone construction is attractive and very local to the area, but if gutters and flashings have deteriorated it can be vulnerable to damp penetration.

Roof condition needs careful assessment too. Many properties still have older slate or clay tile roofs showing wear, such as slipped tiles, moss growth, and failing lead flashing around chimneys. Chimney stack problems are especially common in Victorian and Edwardian properties across Cheddar, with mortar deterioration, leaning stacks, and flashing defects often turning up in our surveys. Given the age of much of Cheddar's housing stock, plenty of roofs are approaching, or already beyond, their expected lifespan.

Subsidence and heave create localised risks in Cheddar. The limestone bedrock usually gives good stability, but areas with heavier clay deposits near the River Yeo alluvial plains can experience shrink-swell movement, especially where trees are nearby. Homes in lower-lying areas also face flood risk from the River Yeo and surface water runoff from the Mendip Hills during heavy rainfall. We look closely for signs of past movement or flooding in the most vulnerable properties.

Electrical and plumbing systems in older Cheddar properties often need updating. Many homes built before 1980 still have original wiring that would not meet current electrical safety standards, and galvanised steel or lead pipes are still commonly found in properties of that age. Because these issues are often hidden behind walls and under floors, a survey is essential for seeing the true condition of these vital systems.

• Rising and penetrating damp
• Roof tile slippage and deterioration
• Chimney stack defects
• Subsidence or heave movement
• Woodworm and timber rot
• Outdated electrical wiring
• Original plumbing systems
• Surface water flooding

Cheddar's varied housing stock explains why a local approach is so important. The village's oldest properties, which make up approximately 25% of the housing stock and were built before 1919, were usually constructed with solid walls of local Mendip limestone, often using lime mortar rather than modern cement. These traditional buildings breathe differently from modern homes and need specialist understanding during assessment. Our surveyors know that something that looks like a fault in a modern property is often perfectly normal behaviour in a traditional limestone cottage.

Homes built between 1919 and 1945, around 15% of Cheddar's housing, often combine red brick with stone. Cavity wall construction started to appear during this period, although many properties still have solid walls. Roofs from this era usually have slate or clay tiles, while more advanced timber trusses were beginning to replace traditional rafter construction. Chimney stacks are especially noticeable on these properties and need careful structural assessment.

The post-war years from 1945 to 1980 brought major growth in Cheddar, and approximately 35% of current properties were built during this period. Brick cavity wall construction became standard, often with rendered finishes. These mid-century homes bring their own survey issues, including asbestos-containing materials in older extensions and renovations, original single-glazed windows, and heating systems that may be near the end of their working life.

Modern properties built since 1980, making up about 25% of Cheddar's housing, usually have standard cavity wall construction with brick and blockwork, and often some stone cladding to match the local character. They tend to need less upkeep than older homes, but they still benefit from a professional survey so we can identify any construction defects or installation issues that may have appeared over time.