Smith Heritage Surveyors were instructed to undertake a RICS Level 3 Building Survey in Bath, Somerset on a period property of traditional construction, typical of the city’s historic housing stock. The building was of solid Bath stone construction, bedded and pointed in lime-based mortars, with traditional details that rely on breathability and effective rainwater management. All of our surveys follow a methodical approach in line with RICS and RPSA survey standards, ensuring no area is missed and that our reports are clear, balanced and practical.
Using a drone, we carried out a thorough inspection of the roof coverings, chimney stacks, parapet gutters and rainwater goods. This high-level inspection is particularly important in Bath, where Georgian terraces commonly incorporate parapets, concealed gutters, lead-lined valleys and complex drainage arrangements that can be difficult to assess from ground level. The survey identified defects that would not have been visible from a viewing alone, including areas of concern around high-level junctions, flashings and rainwater discharge points.
The roof was pitched and of traditional form, with defects consistent with age, including slipped or fractured coverings and localised deterioration to leadwork and abutments. We also identified weaknesses in the rainwater goods, including areas of misalignment and poor falls, increasing the risk of overflow. In Bath, this is a frequent cause of damp-related symptoms internally because overflowing gutters and parapet gutters can saturate the upper wall fabric and track moisture through the building.
Externally, we assessed the condition of the Bath stone ashlar, paying close attention to weathering, past repairs and pointing. Bath stone is a relatively soft limestone and is particularly vulnerable where it has been “patched” with hard cement mortars or inappropriate impermeable coatings. The survey noted areas where previous repairs appeared incompatible, with the potential to trap moisture and accelerate decay of the surrounding stone. We provided clear recommendations on how future repairs should be approached sympathetically, prioritising compatible materials and ensuring the wall fabric is able to dry.
Internally, we inspected for signs of damp, condensation and the impact of alterations. Common issues in Bath properties include moisture trapped behind modern finishes, reduced ventilation following upgrades, and cold bridging in solid walls. Our report explained where the building appeared to be performing as expected for its age and construction, and where further investigation or targeted remedial works would be sensible. Particular attention was given to vulnerable areas such as chimney breasts, party walls, window reveals and high-level corners, where moisture ingress or condensation can present first.
We never book more than one survey per day to ensure we are totally focused on your inspection. This means we have the time to investigate defects properly, look for the underlying cause, and provide clients with practical guidance that supports confident decision-making. We also encourage purchasers to visit the property with us, where possible, to gain a clear understanding of the building’s condition and the priorities for repair and maintenance.
If you are buying a period or traditional property and need a RICS Level 3 Building Survey in Bath, we would be pleased to help.