RICS Level 2 Survey Abertillery

Our RICS Level 2 Survey in Abertillery provides a thorough inspection of all accessible areas of the property, examining the walls, roof, floors, windows, doors, and essential systems including electrics and plumbing where visible. The surveyor will assess the condition of the property and assign ratings of Condition Rating 1 (no repair needed) through to Condition Rating 3 (urgent repair or replacement required). This systematic approach ensures you receive a clear picture of the property's current state without needing to interpret technical jargon. We use the industry-standard RICS condition rating system, which provides consistency and clarity across all our surveys regardless of where the property is located.

Given Abertillery's mining heritage and the geological composition of the area, our surveyors pay particular attention to signs of ground movement, subsidence, or heave that may relate to the Carboniferous rock formations and historical coal measures beneath the surface. The geology of Abertillery is dominated by Carboniferous rocks, primarily coal measures, shales, and sandstones, which can present unique challenges for property foundations. The report will highlight any concerns regarding the property's foundations, walls, or structural integrity that may require further investigation by a structural engineer. We also assess the risk of flooding from the River Ebbw Fach, which runs through the town, and note any signs of previous flood damage or water ingress, particularly in low-lying areas and near steep slopes.

The survey includes a market valuation for the property based on current local market conditions in Abertillery, where prices have decreased by approximately 2% over the past 12 months according to Rightmove data. This valuation helps you understand whether the asking price reflects the property's true worth in the current market. Additionally, we provide an insurance rebuild cost that is essential for ensuring your buildings insurance adequately covers the cost of rebuilding the property should the worst occur. Our valuation takes into account the specific characteristics of Abertillery properties, including construction type, location, and current market conditions affecting different property types from terraced houses to detached family homes.

• Structural assessment
• Damp and moisture inspection
• Roof condition evaluation
• Electrical and plumbing visible condition
• Flood risk assessment
• Market valuation
• Insurance rebuild cost

Our experience surveying properties throughout Abertillery means we understand the specific challenges that affect homes in this area. Damp is one of the most frequently identified issues, particularly in older properties constructed before 1919, where rising damp, penetrating damp, and condensation can occur due to inadequate ventilation or original construction methods that do not meet modern standards. Our surveyors thoroughly inspect walls, floors, and joinery for signs of damp staining, rot, or mould that could indicate underlying moisture problems. With 35% of Abertillery's housing stock built before 1919, this is a particularly relevant concern for buyers considering the town's many Victorian and Edwardian properties.

Roof condition is another significant concern in Abertillery, where many properties feature traditional slate roofs that are now approaching or exceeding their expected lifespan. Our inspectors examine roof coverings, flashings, gutters, and chimneys for signs of wear, slipped slates, or water penetration that could lead to internal damage if left unaddressed. Properties in areas with steeper gradients or those exposed to prevailing winds may show accelerated wear on roof elements. The mix of property ages in Abertillery means that while some roofs will be relatively new, particularly on post-1980 construction accounting for 15% of the housing stock, many retain their original roofing materials.

Outdated electrical and plumbing systems are commonly found in Abertillery's substantial stock of pre-war and post-war housing, with 85% of properties built before 1980. Properties built before the 1980s often have electrical wiring and plumbing that does not comply with current regulations, which our surveyors will flag where visible. Additionally, the potential for radon gas exposure is higher in parts of Blaenau Gwent, including Abertillery, and our reports may recommend radon testing depending on the property's location and construction. This is particularly important for buyers considering newer properties in areas that may have been developed on previously undeveloped land.

Given the area's mining heritage, our surveyors are also alert to signs of structural movement that may relate to historical mining activity or the underlying clay soils that can shrink and swell with seasonal moisture changes. While the overall shrink-swell risk is considered moderate, localised areas may experience ground movement that manifests as cracking in walls or doors and windows becoming difficult to operate. We recommend that your conveyancer commissions a mining search for properties in former mining areas to identify any potential ground stability risks from historical coal measures or mine workings beneath the property.