RICS Level 2 Homebuyer Survey in Borth

The RICS Level 2 Homebuyer Survey is designed specifically for conventional properties in reasonable condition. Our inspectors examine all accessible areas of the property, from the roof down to the foundations, providing you with a clear picture of its current state. We assess the main structural elements including walls, floors, ceilings, and the roof structure, identifying any signs of movement, decay, or damage that could affect the property's integrity. Every survey follows the RICS Red Book standards, ensuring you receive a consistent and professionally recognised report regardless of which surveyor conducts the inspection.

Given Borth's coastal location and the age of much of its housing stock, our surveyors pay particular attention to damp issues, which are prevalent in properties near the sea. We check for rising damp, penetrating damp, and condensation problems that often affect older stone and rendered properties in this area. The report includes clear ratings for each element surveyed, so you know immediately which issues require urgent attention. In our experience, damp is one of the most common problems we find in Borth properties, particularly in those solid-wall Victorian and Edwardian houses that make up much of the village centre.

We also examine the condition of the roof, which is particularly important in Borth where slate roofs are common. Our inspectors look for slipped slates, damaged lead flashing, and signs of deterioration that could lead to water ingress. Additionally, we assess the property's rainwater goods, as defective gutters and downpipes are a frequent cause of damp problems in older properties throughout Ceredigion. The exposed coastal position means roofs here take a battering from wind and salt spray, so we always pay extra attention to flashings and ridge tiles.

The survey also includes an Energy Performance Certificate (EPC) data review, giving you information about the property's current energy efficiency rating. With many properties in Borth built before modern insulation standards were introduced, this can be particularly valuable for understanding potential future energy costs.

• Structural walls and foundations
• Roof structure and covering
• Damp and moisture assessment
• Timber condition (rot and woodworm)
• Plumbing and electrical condition
• Windows, doors, and joinery
• External finishes and render
• Fire safety and escape routes

Our team of chartered surveyors brings extensive experience in inspecting properties throughout Borth and the wider Ceredigion area. We understand the specific construction methods used in this region, from traditional Welsh stone buildings to the Victorian and Edwardian properties that dominate the village centre. This local knowledge allows us to identify issues that a less experienced inspector might miss. We've surveyed properties along the main street, near the former railway station, and throughout the surrounding residential areas, giving us intimate knowledge of how buildings perform in this specific coastal environment.

When you book your survey with us, you receive a comprehensive RICS Level 2 report delivered within five working days of the inspection. The report uses clear, non-technical language so you can easily understand the findings, while still providing all the technical detail your conveyancer might need. We include colour photographs throughout the report, showing you exactly what issues we found and where they are located. Each photograph is annotated to make it clear what you're looking at, whether it's a crack in a wall, damp staining on a ceiling, or deterioration to roof tiles.

Our surveyors are all members of RICS and have undergone rigorous training and assessment to ensure they meet the highest professional standards. We carry full professional indemnity insurance, giving you protection and . When you call our team, you'll speak directly to experienced staff who understand the local area and can answer your questions about the survey process.

The housing stock in Borth presents several common issues that our surveyors are trained to identify. Approximately 79.4% of properties in the village were built before 1980, meaning the majority of homes here are over 45 years old. These older properties often have solid walls rather than cavity walls, which can lead to poorer insulation and increased risk of damp penetration. Our inspectors are experienced in assessing these traditional construction methods and can advise on appropriate solutions. The breakdown shows 33.3% of properties were built pre-1919, 15.9% between 1919-1945, and 30.2% between 1945-1980, with only 20.6% constructed after 1980.

Traditional Welsh stone and brick construction dominates the area, with many properties featuring rendered external walls. Slate roofs are incredibly common, reflecting the regional building style that has been used for centuries in this part of Ceredigion. The village has a distinctive architectural character, with Victorian and Edwardian properties particularly concentrated around the main street and near the former railway station. This historical development as a Victorian seaside resort has left a legacy of period properties that require knowledgeable inspection.

The local geology around Borth includes glacial till and peat deposits, which can indicate a potential for shrink-swell ground movement. This is particularly relevant for properties with trees nearby or those with shallow foundations. Our surveyors look for signs of subsidence or heave, including cracking to walls, doors that stick, and uneven floors. If we identify potential ground movement issues, we will recommend further investigation by a structural engineer. The superficial deposits of alluvium and peat, particularly in low-lying areas near the Dyfi Estuary, can create challenging ground conditions for foundations.

Coastal exposure is another factor our inspectors consider carefully. Properties in Borth, especially those closer to the seafront, can suffer from salt spray degradation affecting external render, paintwork, and roofing materials. We assess the condition of external finishes and note any areas where the building fabric appears to be deteriorating faster than expected due to environmental exposure. This is particularly important for properties along the main street and near the former railway station, where several listed buildings can also be found. Salt-laden air is incredibly corrosive and can significantly shorten the lifespan of building materials, particularly metal fixings and render.

Once your survey is complete, you'll receive a detailed RICS Level 2 report that follows the standardised format required by RICS. The report begins with a property summary including the address, property type, and approximate construction date. This is followed by the surveyor's overall opinion of the property's condition, giving you an at-a-glance understanding of its current state before diving into the detailed findings. The format is designed to be clear and easy to navigate, with important issues highlighted prominently.

Each section of the property is given a condition rating from 1 to 3, with 1 being "no repair needed" and 3 indicating "urgent repair or investigation required." This system makes it easy to prioritise which issues need immediate attention and which can be addressed over time. The report also includes an Energy Efficiency section, which provides information on the property's current EPC rating and recommendations for improvements that could reduce your energy bills. With many properties in Borth having poor energy efficiency due to their age and solid wall construction, this section can be particularly valuable for budgeting purposes.

At the end of the report, you'll find the surveyor's opinion of the property's market value, which is based on the current condition and local market data. This can be particularly useful if the survey reveals issues that might affect the property's value. The report also includes a reinstatement figure for insurance purposes, showing how much it would cost to rebuild the property from scratch in the event of total loss. The market valuation provided is based on the property's current condition and recent comparable sales in the Borth area, giving you a realistic assessment of value.