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Somerset's property market
Somerset's housing stock ranges from thatched cottages in villages across the Levels and Moors to limestone properties in towns around the Mendip Hills, with stone-built farmhouses throughout the wider countryside and period townhouses in Wells and the market towns.
Which survey do you need in Somerset?
Property surveys in Somerset - what to look out for
The Somerset Levels and the 2013-14 floods
The Somerset Levels and Moors, a vast area of low-lying drained marshland, suffered the most severe flooding in living memory over the winter of 2013 to 2014, when more than 600 homes flooded and 16 farms were evacuated, with villages including Muchelney, Moorland and Thorney completely cut off and over 100 properties in Burrowbridge underwater for weeks. In some areas the floodwater took more than two months to fully recede, and the military was deployed to help residents access cut-off communities. Check the Environment Agency flood map before buying anywhere on the Levels and ask your solicitor to include an environmental search.
Historic settlement on ancient "islands"
Long before modern drainage, settlements across the Levels and Moors concentrated on higher ground that rose above the surrounding marsh, including Glastonbury Tor, Athelney, Brent Knoll and Burrow Mump, each settled since at least the Iron Age and in some cases earlier. Properties on or near these historic high points generally sit on more stable, naturally elevated ground than those on the surrounding drained peat and clay. A Level 3 survey will assess any property in this area against its specific position relative to the original landscape.
Thatched cottages tied to the Levels' reed and withy trade
Many villages across the Levels and Moors retain thatched cottages, a building tradition closely tied to the area's long history of growing reed for thatching and willow, known locally as withies, for basket-making. Re-thatching and re-ridging are significant recurring costs that vary with the roof's age and condition, and many of these properties also have older timber-framed or solid wall construction beneath the thatch. A Level 3 survey is essential for any thatched property, since assessing both the roof and the wall construction requires specific expertise.
Limestone construction around the Mendip Hills
Villages and towns around the Mendip Hills, including those near Wells, are built from local limestone requiring specific repair techniques distinct from brick. Modern cement-based repairs applied to this limestone can trap damp rather than allowing the wall to breathe, and incompatible repairs are a common finding in older properties. A Level 3 survey will assess whether previous repair work used materials appropriate to the limestone construction.
Rural farmhouses and barn conversions
The wider Somerset countryside, beyond the Levels and the Mendip Hills, is dominated by period farmhouses and converted agricultural buildings, many combining traditional stone construction with later extensions of varying quality. These properties frequently rely on private drainage systems and may include outbuildings that fall outside the scope of a standard residential survey. A Level 3 survey is the appropriate choice for any rural property of this type, and buyers should ask specifically about private drainage and the condition of any converted outbuildings.
Old wiring in period market town properties
Georgian and Victorian properties throughout Wells and Somerset's other market towns frequently retain original electrical installations that have not been fully modernised, particularly where properties have changed hands infrequently. Old wiring is a frequent finding that can affect both safety and insurance terms. A Level 3 survey will assess the condition of the electrics in more detail than a Level 2.
Great service
Mark is a great professional. He took his time to understand my enquiry and then recommended the best survey level for me. Based on the surveyor's report, we thankfully did not progress with the purchase. I have subsequently booked another survey for a 2nd property as I enjoyed the service I was offered the first time.
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Frequently asked questions about property surveys in Somerset
Is a survey a legal requirement?
No. There is no legal requirement in England or Wales for a buyer to commission a survey before purchasing a property. However, it is strongly recommended. A mortgage valuation arranged by your lender only confirms the property is worth what you are borrowing. It does not assess the building's condition. Without an independent survey, structural problems, damp, roof defects and other costly issues can go undetected until after completion.
What is the difference between a mortgage valuation and a survey?
A mortgage valuation is arranged by your lender to confirm the property is suitable security for the loan. It is not a structural inspection and will not flag defects. An independent RICS survey, whether Level 2 or Level 3, is commissioned by you as the buyer and assesses the actual condition of the building, giving you the information you need before committing to the purchase.
Can I use survey findings to negotiate the price?
Yes, and it is common practice. If a survey reveals significant defects such as roof repairs, damp, structural movement or outdated services, you can use the estimated cost of remedial works to renegotiate the agreed price with the seller. In some cases buyers also request that the seller carries out repairs before exchange. A survey report from a RICS qualified surveyor carries weight in these negotiations.
Do I need a survey if I am a cash buyer?
Yes. Without a mortgage lender commissioning their own valuation, there is no independent check on the property's condition at all. A survey protects your investment regardless of how you are funding the purchase, and cash buyers in particular have no fallback if serious defects emerge after completion.
How long does a property survey take?
A Level 2 survey typically takes two to three hours on site. A Level 3 survey on a larger or more complex property can take a full day. Reports are usually returned within five working days of the inspection.
How serious is flood risk on the Somerset Levels?
It is a genuine and historically severe risk, illustrated most clearly by the winter floods of 2013 to 2014, when more than 600 homes flooded and villages including Muchelney and Moorland were cut off for weeks. Significant investment in flood defences and pumping infrastructure has followed, but the underlying low-lying topography remains unchanged. Your surveyor will note visible signs of past water ingress, but an environmental search through your solicitor is the right tool for confirming the current flood zone classification for a specific address.
What survey do I need for a thatched cottage in Somerset?
A Level 3 building survey is essential for any thatched property. Re-thatching and re-ridging are significant recurring costs, and many of these properties also have older timber-framed or solid wall construction that needs assessing alongside the roof. A Level 3 will examine both elements in far more detail than a Level 2.
Is a Level 2 survey suitable for a limestone property near Wells?
For most limestone properties around the Mendip Hills, a Level 3 building survey is the stronger choice. This local stone requires specific repair techniques, and incompatible cement-based repairs are a common and costly issue. A Level 3 will assess whether previous repair work used appropriate materials and give a clearer picture of any remedial costs before you commit.