RICS Level 2 HomeBuyer Survey Bro Machno

The Bro Machno community encompasses two main settlements - Penmachno sitting at the confluence of the Afon Machno and Afon Glasgwm rivers, and Cwm Penmachno in the valley above. The housing stock reflects the area's rich industrial heritage, with numerous terraces constructed in the 1870s for workers at the Penmachno and Rhiwbach slate quarries. Properties such as Rhiw Fach Terrace and Rhos Goch represent excellent examples of this historical housing, built with local stone rubble and typically featuring traditional slate roofs that require specific expertise to assess properly.

Beyond the quarry workers' terraces, the area boasts several notable historic properties including Tŷ Mawr Wybrnant, a Grade II* listed 16th-century farmhouse, and various other properties dating back to the 16th century. These older properties often present unique surveying challenges, from assessing structural movement in period stone walls to evaluating traditional lime mortar pointing that may have been incorrectly replaced with cement. Our surveyors understand these local construction methods and can identify issues specific to Welsh vernacular buildings.

Recent property sales in the area demonstrate the range of available housing. 11 Machno Terrace sold for £150,000 in April 2024, while Bron Heulog achieved £181,000 in December 2024, reflecting the market for properties in this desirable Snowdonia National Park community. The area's popularity with second home buyers - with 36% of properties estimated as holiday homes or empty homes - creates specific considerations for buyers regarding occupancy restrictions and the condition of properties that may have been stood empty for extended periods.

The only relatively recent new-build development in the area is Maes Y Waen in Penmachno, completed in February 2014 by Cartrefi Conwy. This social housing development comprised 6 homes and was the first new social housing in the village in 40 years. The Bro Machno Housing Partnership and Cynnal Bro Machno continue exploring opportunities to purchase and renovate local properties to provide affordable homes for the community, reflecting the ongoing housing challenges in this rural Welsh valley.

• Traditional stone terrace houses
• 16th-19th century farmhouses
• Modern social housing (Maes Y Waen, 2014)
• Converted agricultural buildings

The geological setting of Bro Machno within the upper reaches of the Conwy valley and adjacent to Gwydir Forest creates specific considerations for property buyers. The area's geology, rich in slate from the historical mining industry, can present ground stability challenges that our surveyors look for during inspection. Properties built on or near former quarrying land may have underlying issues that require careful assessment, including potential voids or ground movement that could affect foundations.

Flood risk is a genuine consideration for properties in the valley bottom of Penmachno, where the confluence of the Afon Machno and Afon Glasgwm rivers creates potential river flood risk. Our surveyors visually assess the property's setting, looking for signs of past flooding, water staining, or flood mitigation measures. While we provide observational comments on flood risk, we also recommend clients consult Welsh Water flood maps and the natural resources Wales flood information service for specific site-based flood risk assessments beyond our physical inspection.

The high proportion of older properties in Bro Machno means that many homes will have non-standard construction methods that differ from modern building techniques. Traditional Welsh stone buildings often have solid walls rather than cavity construction, meaning damp proof courses may be absent or inadequate by modern standards. Our surveyors are experienced in assessing these traditional construction methods and can identify where renovation work may have inappropriately modified historic fabric, such as the replacement of breathable lime mortar with cement-based renders that can trap moisture and cause structural problems.

Properties in the Bro Machno area face several typical issues that our surveyors regularly identify. The prevalence of older construction means damp problems are common - both rising damp in solid stone walls and penetrating damp from degraded slate roofs or damaged pointing. Many traditional properties lack modern damp proof courses, and the wet Welsh climate can exacerbate moisture problems, particularly in properties with solid walls rather than cavity construction. Our inspectors check all accessible walls, floors, and ceilings for signs of damp penetration and will recommend specialist damp surveys where necessary.

Roof conditions require careful assessment across the area. While slate roofs are traditional and appropriate for the locality, older roofs may have deteriorated slates, damaged flashings around chimneys, or degraded sarking felt. The historical importance of the slate industry in Bro Machno means many properties retain their original or early slate roofing, which while characterful, requires expert evaluation of remaining lifespan and repair needs. Our surveyors check all accessible roof spaces for signs of leaks, timber decay, and inadequate insulation.

Electrical and plumbing systems in period properties often require updating to meet modern standards. Properties built before the 1970s may have fabric-covered electrical cabling, outdated consumer units, and insufficient socket numbers for modern households. Similarly, old lead or galvanised steel pipes may still be in service, potentially affecting water quality and pressure. Our Level 2 survey includes assessment of these services and identifies where professional upgrades would be recommended.

Structural movement is a key concern in older properties, particularly those built on the hillside locations common around Cwm Penmachno. Our surveyors look for cracking patterns in walls, uneven floors, and sticking doors or windows that may indicate foundation movement or subsidence. While the specific shrink-swell risk for Bro Machno's local geology would require site-specific investigation, any signs of structural movement are carefully documented and rated in our reports.

• Damp and condensation issues
• Slate roof deterioration
• Outdated electrical systems
• Plumbing systems
• Structural movement in period walls
• Missing or damaged chimney flashings
• Inadequate insulation
• Woodworm and timber decay