RICS Level 3 Building Survey in Dunster

Dunster has a designated Conservation Area and an extraordinary run of historic buildings, with two Grade I listed structures and over 200 Grade II listed buildings. Along the medieval main street and around the Yarn Market, properties from the 17th to 19th centuries still show traditional construction methods that are very different from modern buildings. Timber-framed walls, original stone masonry and traditional roofing materials are all common, so these older homes often need an expert eye.

At the northern end of the Avill valley, Dunster sits on geology that includes Hangman Grits, together with clay-rich soils around it. That mix can bring shrink-swell subsidence risks during drought or after heavy rainfall. Our surveyors know the local ground conditions and will look closely at foundations, drainage and any movement that may be linked to the soil.

Coastal exposure plays its part too, especially for properties near the beach and in the low-lying areas around Lower Marsh. Salt air can speed up the decay of building materials, while homes in flood-risk zones need extra scrutiny for damp-proofing and structural soundness. Our Level 3 Survey covers these Dunster-specific factors, so you can move forward with better clarity.

Dunster's position on the Somerset coast means some locations face environmental risks that need careful checking. The area between The Warren and Sea Lane End, including the Dunster Beach Chalets, is a flood warning area because of coastal flooding linked to strong winds and spring tides. Lower Marsh and the properties near The Old Manor have also been affected by flood waters in the past. Our survey includes a review of flood risk and, where needed, recommendations for further investigations.

• Medieval & period property specialists
• Assessment of traditional construction methods
• Flood risk evaluation for coastal properties
• Foundation and subsidence analysis

Traditional building techniques are everywhere in Dunster, and they tell the story of how the village has grown over centuries. Local red sandstone is a key material, especially around Dunster Castle on its outcrop of Hangman Grits, alongside traditional renders and lime-based mortars. Many medieval houses along the main street use heavy oak and elm framing, with structural trusses that give the village its distinctive look. Those methods need to be understood properly, because modern standards cannot simply be dropped onto historic construction.

Thatched roofs are still a familiar sight across Dunster, with many properties using reed or straw thatch that calls for specialist maintenance. Looked after well, these roofs can last for decades, but they can also conceal problems in the supporting rafters and purlins that only experienced surveyors are likely to spot. Our inspectors check thatch carefully for deterioration, water penetration and timber decay, even when nothing obvious shows from ground level.

Dunster's historic windows and doors often include unglazed wooden frames or original horned sash windows, both of which are part of the area's character. They need a different approach from modern double-glazed units, and our surveyors know how to assess their condition and thermal performance without compromising their historic fabric. We note any rot, decay or hardware faults that may call for specialist restoration.

• Red sandstone and local stone construction
• Traditional timber framing (oak/elm)
• Thatched and slate roofing
• Lime mortars and traditional renders

Dunster properties come with several local challenges that our surveyors are trained to spot. Dampness is one of the most common problems in period homes, especially where solid walls replace modern cavity wall construction. Traditional renders and plaster can hold moisture, particularly if modern energy efficiency upgrades have reduced original ventilation. We look for tell-tale signs such as discoloured patches, salt efflorescence on walls and deteriorated plaster. Properties with solid stone walls are especially prone to penetrating damp, particularly where pointing has worn away over centuries of exposure to Somerset's weather.

Older Dunster buildings can also show structural movement. Homes built using traditional methods may already have historic movement, so our surveyors distinguish between harmless settlement cracks and more serious issues that need prompt attention. Chimney stacks get close inspection, as they are often vulnerable in older properties and can show tilting or mortar deterioration. In parts of the Dunster area with clay-rich soils, drought conditions can lead to foundation movement, and we specifically look for signs of that sort of subsidence.

Roof inspection needs real care in Dunster, where thatched properties sit alongside traditional slate and tile coverings. Thatched roofs have their own maintenance needs and can conceal hidden rot in the supporting timbers. Where it is safe to do so, our surveyors access roof spaces and examine coverings for deterioration, missing tiles or damaged flashing around junctions and penetrations. We also check valley gutters, which are common in older properties and often become points where water gets in and decay starts.

Drainage deserves special attention here because of the local geology and flood risk. Homes in lower-lying areas may struggle with surface water drainage, and defective drains can lead to subsidence or damp problems. Our survey looks at gutters, downpipes and, where accessible, underground drainage systems. We check for leaking or blocked drains that could be contributing to foundation movement or dampness in the structure.

• Damp and condensation issues
• Structural movement and cracks
• Roof condition and thatch deterioration
• Chimney stack stability
• Drainage and gutter problems
• Timber decay and pest damage