RICS Level 2 Survey in Abernant

Our RICS Level 2 surveys provide a detailed assessment of the property's condition, focusing on issues that are most likely to affect the value or safety of the home. The inspection covers all accessible areas of the property, including the roof space (where safe to access), walls, floors, windows, doors, and extensions. We examine the condition of the building fabric, identify any visible defects, and assess the overall structural integrity of the property. Our inspectors use high-powered torches and specialist equipment to examine areas that would otherwise be hidden from view.

In Abernant, where a significant proportion of housing dates from the Victorian and Edwardian periods, our surveyors pay particular attention to common issues found in older properties. This includes checking for signs of subsidence or structural movement, assessing the condition of chimneys and roof coverings, evaluating damp-proof courses and ventilation, and inspecting electrical and plumbing installations that may be outdated. We have found that many properties in the area have original features that have been inappropriately altered, such as the removal of chimneys or replacement of slate roofs with concrete tiles, which can cause structural problems. The report uses a clear traffic light rating system to highlight issues from "good" to "urgent", making it easy to prioritise any necessary repairs.

The survey also includes a market valuation, which is particularly valuable in the current Abernant market where property prices have shown considerable variation. With recent data showing prices 26% down on the previous year and 17% below the 2019 peak of £211,897, having an accurate, independent valuation helps ensure you are paying a fair price for the property. Our valuation is based on current market data for Abernant and the wider Rhondda Cynon Taff area, taking into account the specific characteristics of the property and local market conditions.

For properties in the Fothergill Park development on the former Aberdare Hospital site, we provide specific advice on new build construction quality and any potential issues with properties built on previously developed land. These newer homes may have different defect profiles compared to the older housing stock, and our surveyors are experienced in identifying construction snagging issues that may not be apparent to buyers.

• Structural walls and foundations
• Roof structure and coverings
• Damp proof course and dampness
• Windows, doors, and joinery
• Chimneys and flues
• Plumbing and electrical visible installations
• Floors and ceilings
• External areas and boundaries

Abernant's mining heritage creates specific challenges for property buyers that our RICS Level 2 surveys address comprehensively. The area sits within the South Wales Coalfield, and properties here may be built on land affected by former coal mining activity. The former Aberdare Hospital site, where the new Fothergill Park development is being built, is located in a high coal risk area according to planning records. Our inspectors are trained to identify signs of mining-related subsidence, including cracking patterns, uneven floors, and gaps around windows and doors that could indicate ground movement. We have surveyed several properties in the area that have shown evidence of historical mining activity, and we know exactly what to look for when assessing these risks.

The local geology, which includes Carboniferous rocks with mudstone and clay-rich soils, presents a shrink-swell risk that affects foundations and structural elements. This means properties may be susceptible to ground movement as clay soils expand and contract with moisture changes. The South Wales Coalfield geology means that clay soils are prevalent, and these are considered the most damaging geohazard in Britain in terms of cost. Our surveyors examine foundations, walls, and floors for evidence of this type of movement, checking for diagonal cracking, sticking doors, and other tell-tale signs that could indicate subsidence or heave issues. We also assess the effectiveness of existing drainage, as poor drainage can exacerbate ground movement problems.

Flood risk is another important consideration for properties in Abernant. The village lies near the River Cynon, which is classified as a Main River and managed by Natural Resources Wales. Historical records document significant flooding events, including extensive flooding along Abernant Road in December 1912 and a disaster at River Level Colliery in 1896 when water broke through into the mine workings. Modern surface water flood risk affects areas along Abernant Road and Wenallt Road, particularly where culvert inlets create vulnerabilities. The Fothergill Park development site itself was noted in planning documents to be in a flood zone and vulnerable to low-risk overland flow flooding. Our surveyors note these environmental risks and advise on any evidence of previous flooding or water damage to the property.

Beyond mining and flooding risks, our inspectors also check for issues specific to the older construction methods used in Abernant. Many properties have traditional suspended timber floors, which can be susceptible to rot and woodworm damage, particularly where ventilation is poor. Roof structures in older properties may include original lime mortar pointing, which provides character but requires maintenance. Our Level 2 survey identifies these issues and provides guidance on appropriate repair and maintenance strategies that respect the character of the property while addressing structural concerns.

Abernant's housing stock reflects its industrial heritage, with many properties dating from the mid-to-late 19th century when the village expanded to serve the ironworks and collieries. The village grew around the Abernant Ironworks, founded in 1801, and early housing was built at Little Row and Moss Place to accommodate workers. Streets such as Engineer's Row, Foreman's Row, and Collier's Row were built to house workers in the mining industry, and these properties often feature traditional stone construction with rendered finishes. Understanding these construction methods is essential when assessing property condition, as the age of the housing means that many properties will have some degree of wear and tear that needs to be properly evaluated.

The predominant building material in Abernant is stone, which was almost always rendered rather than left exposed. Many older houses now show bare stone walls, but close inspection often reveals traces of render or limewash underneath. Our surveyors check the condition of this render, looking for cracks, delamination, and signs of water penetration that are common in older properties. We also assess whether original features have been inappropriately altered, such as the removal of chimneys or replacement of slate roofs with concrete tiles, which can lead to structural problems. The change from traditional slate to heavier concrete tiles can cause roof spread, which puts stress on the supporting walls.

The local construction methods mean that many properties will have traditional suspended timber floors, which can be susceptible to rot and woodworm damage. These floors were designed to allow air circulation beneath the property, but this can be compromised by modern modifications or poor maintenance. Roof structures in older properties may include original lime mortar pointing, which provides character but requires maintenance to prevent water ingress. Our Level 2 survey identifies these issues and provides guidance on appropriate repair and maintenance strategies that respect the character of the property while addressing structural concerns.

The community of Abernant consists of approximately 687 properties, with the majority being terraced houses reflecting the historical housing pattern built for mine workers. However, there is also a significant proportion of semi-detached and detached properties, particularly in the newer developments. The Aberdare Conservation Area covers parts of the broader Aberdare area, and properties within designated conservation areas may require additional consideration during the survey process. Our surveyors are familiar with the conservation requirements and can advise on any implications for your proposed purchase.