RICS Level 2 Survey in Wellington

Our RICS Level 2 survey gives you a detailed check of the property's visible and accessible parts, looking at overall condition and flagging defects that could affect value or safety. We assess the walls, roof, floors, doors, windows, and dampness levels, then rate each element red, amber, or green. In Wellington, that can be especially helpful because the housing ranges from older homes in the Conservation Area to more recent developments. Our surveyors also look for structural movement, water penetration, and everyday wear that may not show up during a viewing.

Property in Wellington comes with a few local ground conditions to keep in mind. The town lies on clay-bearing strata, with clay-with-flints found near the Blackdown Hills, and that can lead to shrink-swell foundation issues. Our inspectors know what to look for, including subsidence, cracking, and movement that may point to foundation problems. Flood risk is often described as very low, but the River Tone and Westford Stream have caused fluvial flooding in the past, and Tone Works sits in Flood Zone 3. We note any relevant flood risk observations in our reports and check for signs of past water damage or poor drainage around the property.

We inspect all accessible parts of the property, including the roof space where accessible, sub-floor areas, and outbuildings. If we find defects, our surveyors photograph them and set out clear advice on repairs or any further investigations that may be needed. In Wellington, we pay close attention to older roofing materials, the condition of damp-proof courses, and the soundness of window frames in period homes. Extensions and later alterations are also checked carefully, as they are common in town centre properties.

• Wall condition and structural movement
• Roof, tiles, and flashings
• Damp and timber condition
• Windows, doors, and joinery
• Plumbing and electrical visible defects
• Extensions and alterations

Wellington's housing stock tells the story of a long-established market town, with homes from several different building periods. Around the town centre, there are many Victorian and Edwardian properties built in traditional ways, with solid brick walls, stone facings, and lime-based mortars. These older buildings often have timber frame internal structures, along with decorative cornices, sash windows, and original fireplaces. Knowing how these homes were put together matters, because it helps us spot defects often seen in period properties, such as rising damp from failed damp-proof courses or timber decay in load-bearing elements.

Across Wellington, many traditional properties were built with local stone and Ham stone dressings, and some older farm buildings and cottages still include cob walls. After the railway arrived, brick and concrete tiles became more common alongside those older materials. At modern schemes such as Jurston Fields and Monument View, homes are typically timber-frame with brick external walls and concrete tile or slate roofs. Our surveyors are familiar with all of these construction types and know the warning signs to check for in Wellington properties of different ages and styles.

New build homes in Wellington, including properties at the Longforth Farm development and Lillebonne Place, are built using modern methods that are quite different from period construction. Even with the benefit of current building regulations and energy efficiency standards, newer homes can still have defects, from poor ventilation to issues with damp-proof membranes, guttering, and drainage. We take the same careful approach with new builds as we do with older stock. That means identifying snagging items or construction defects that builders should put right before the warranty period runs out.

Some defects come up again and again in Wellington surveys. Damp is one of the most frequent, especially rising damp in solid-walled period homes where damp-proof courses are missing or damaged. We also often find penetrating damp in properties with ageing roof coverings, damaged flashings, or porous brickwork exposed to prevailing winds. In newer homes, condensation is becoming more of an issue, particularly where insulation has improved but ventilation has not, leading to mould growth on cold surfaces.

Roof problems are another major issue we find in Wellington properties. Older homes often have worn or missing tiles, failing ridge mortar, and damaged flashings around chimneys and valleys. Where accessible, our surveyors inspect roof spaces for leaks, inadequate insulation, and timber decay. In Rockwell Green and areas close to the River Tone, drainage can be more of a concern, and faults with guttering or downpipes may allow water to penetrate wall timbers. We also look for signs of earlier roof repairs, as these can point to defects that have not fully gone away.

Because Wellington sits on clay geology, structural movement and subsidence need careful attention. Homes built on clay-bearing strata can be affected by shrink-swell movement in dry weather and after heavy rainfall. Our inspectors look for cracking in walls, especially diagonal cracks running from windows and doors, as well as uneven floors and door frames that have dropped out of line. Small settlement cracks are common enough, but our surveyors are trained to distinguish those from signs of more serious foundation trouble that may need a structural engineer's opinion.

In Wellington's older housing, electrical and plumbing defects are regularly picked up during surveys. A good number of Victorian and Edwardian homes still contain original fuse boxes, dated wiring that falls short of current regulations, and lead or galvanised steel water pipes. Those features can create safety concerns and may mean costly upgrades. We carry out a visual inspection of accessible electrical and plumbing installations, then note any obvious defects or risks that should be checked by qualified electricians and plumbers.

There are a few Wellington-specific reasons why a Level 2 survey is so useful. The town centre has many Victorian and Edwardian homes built in traditional stone and brick, often with solid walls. Those older properties can hide problems such as rising damp, ageing electrical systems, and roof deterioration that may not be obvious during a viewing. Our inspectors know these recurring defects well and understand what to look for in Somerset's period homes.

Ground conditions matter here. Clay soils sit beneath much of Wellington, which can increase the risk of foundation movement during dry spells or heavy rainfall. Homes near the River Tone and its tributaries also have greater flood exposure, with flooding recorded in Rockwell Green in September 2023 and land near Tone Works falling within Flood Zone 3. Newer developments such as Jurston Fields and Monument View are built with modern methods, but they can still benefit from a professional inspection to pick up snagging issues or construction defects. Our surveyors know the local picture and can advise on concerns linked to Wellington properties.

With 181 properties sold in the last year and new developments still expanding the town, Wellington remains a busy market. Big schemes, including the Longforth Farm development on Taunton Road, are set to bring hundreds of new homes close to the town's new railway station. You may be buying a family home near Wellington School, or a modern apartment, but in either case a Level 2 survey from our team gives you a clearer basis for the purchase. It can save thousands in unexpected repair costs and may strengthen your position if serious issues come to light.