RICS Level 2 HomeBuyer Survey in Somerset

Across Somerset, the ground beneath a home can be as important as the building itself. The county spans mixed geology, from the Mendip Hills limestone to the clay deposits of the Mercia Mudstone Group. Homes standing on clay soils can be exposed to shrink-swell risk, with the ground expanding in wet weather and contracting in droughts, which puts pressure on foundations. Our inspectors know these local conditions well and look closely at how they affect structural integrity. We have identified foundation movement in homes around Castle Cary and Shepton Mallet, where clay soils are common.

Low-lying parts of the Somerset Levels and Moors bring a different set of concerns. Along the Parrett, Tone, Brue, and Axe rivers, properties can face regular flood risk, leading to damp, structural damage, and contaminated drainage systems. Our surveyors inspect flood-affected homes regularly, so we know how to spot older water damage that is not always obvious at first glance. In places such as North Petherton and Burnham-on-Sea, we have seen flood resilience measures installed, and we assess whether they are suitable for the property's setting.

Somerset has a large number of homes built with local materials, including Hamstone, Blue Lias stone, and red brick, and each comes with its own quirks and defects. More than 60% of the housing stock is over 50 years old, which is one reason our Level 2 surveys are so useful for picking up the age-related problems that older buildings often hide. We see everything from failing render on Victorian townhouses in Wells to decaying timbers in rural cottages near Glastonbury.

Jobs shape the market here as much as location. Major employers, including Hinkley Point C nuclear power station, are driving demand in Bridgwater and Taunton, while Leonardo Helicopters continues to support the Yeovil property market. That brings plenty of buyers into Somerset who are moving for work and buying without much local knowledge of the issues homes in the county can present. Our surveys fill in that gap with practical local insight.

The RICS Level 2 HomeBuyer Survey covers all accessible parts of the property in detail. We inspect the walls, roof, floors, doors, and windows for signs of damp, rot, structural movement, and everyday wear and tear. We also review the condition of services such as electrics, plumbing, and heating, highlighting anything that does not meet current safety standards. Built-in appliances are checked as well, and where it is safe to do so, we test accessible switches and sockets.

Roofing gets close attention in Somerset because many houses still retain original slate or clay tile coverings, and age can take its toll. We also inspect rainwater goods and drainage, which matter even more in a county with recognised flood risk areas. The survey takes in outbuildings, garages, and the overall condition of the grounds too. Where a home has a thatched roof, as many village properties still do, we report on the upkeep it needs and any signs of pest infestation linked to traditional roofing materials.

Your report uses a straightforward Condition Rating system, from 1 for no issues to 3 for serious defects needing urgent attention. That makes it easier to separate routine maintenance from problems that need dealing with quickly. We send the report within 5 working days of the inspection, giving you time to discuss repairs or price changes with the seller. It is detailed, but still easy to follow, with photographs and clear recommendations for every issue we identify.

Some defects come up again and again in Somerset surveys, and damp is the one we see most often. It is especially common in older homes with solid walls, where damp-proof courses may be absent or no longer effective. Defective rainwater goods and porous stonework also lead to penetrating damp in many period properties, particularly in exposed rural settings. We have reported serious damp issues in homes across the Mendip area and in older cottages near Exmoor.

Timber problems are another regular finding. Woodworm, wet rot, and dry rot often show up in floor joists, roof timbers, and window frames, usually alongside poor ventilation and damp conditions. Our surveyors inspect visible timbers and lift accessible floorboards where possible to look for active infestation or decay. In older houses with original joinery, we have seen woodworm affecting both window frames and door frames badly enough to need treatment.

We also come across a lot of outdated electrics, and in many homes the wiring still falls short of current regulations. That is particularly common in properties built before the 1970s. Where old wiring is present, we recommend a full electrical inspection by a registered electrician. In Yeovil, Frome, and Taunton, especially in housing from the Victorian and Edwardian periods, we have frequently found systems that need complete replacement.

Drainage defects are common too, especially in older homes still relying on original systems. Blocked drains and collapsed drains both appear regularly in our reports. In rural parts of Somerset, where properties are not connected to the mains sewerage system, we have also found problems with septic tanks. We check visible drainage during the survey and flag any concerns that need more investigation by a drainage specialist.

Some parts of Somerset bring extra environmental concerns, and we take those into account during our inspections. Around Radstock and Midsomer Norton, for example, historical mining activity means we watch for signs of ground instability that may point to past mining works. These issues are less widespread than in neighbouring counties, but they still affect certain homes. We have inspected properties in the Somerset Coalfield area where earlier mining has led to subsidence and ground movement.

Along the Bristol Channel coast, including near Burnham-on-Sea, homes can be exposed to coastal erosion as well as flooding. Our surveyors look at retaining structures carefully and note any evidence of coastal damage or instability. We also consider flood risk from tidal surges and check whether flood resilience measures are already in place. In some stretches of coast, softer cliffs erode over time, and that can eventually affect foundations.

Some areas of Somerset also have raised radon gas levels, especially where limestone and granite lie beneath the surface. Radon cannot be seen, but it is a radioactive gas that can build up inside a property and may need specific mitigation measures if readings are high. Our surveyors can advise on whether a radon test would be sensible and whether any mitigation systems are already installed. The Mendip Hills area is particularly affected.

All of this is why a professional RICS Level 2 survey matters so much when buying in Somerset. Our surveyors combine local understanding with professional qualifications, giving you a reliable assessment of the property's condition and the area-specific risks that may come with it. Somerset has 249,000 households and a population of 571,190, so it is an active market. Our surveys help buyers see clearly what they are paying for.