RICS Level 2 Survey in Caerhun

Our RICS Level 2 survey provides a thorough inspection of all accessible areas of your Caerhun property. The surveyor will examine the walls, ceilings, floors, roof, and foundations, looking for signs of damp, rot, structural movement, and other defects. We check the condition of windows, doors, and joinery, as well as the plumbing, electrical wiring, and heating systems where visible. For properties in Caerhun, this is particularly important given the age of many buildings in the area, with numerous properties dating back to the 17th, 18th, and 19th centuries.

Caerhun's location on the west bank of the River Conwy means flood risk is a consideration for some properties in the area. Our surveyors will note any signs of previous water damage or flood mitigation measures that may already be in place. We also assess the condition of any retaining walls or drainage systems, which are particularly important for properties on sloping sites or those near the river. The report includes clear condition ratings for each area of the property, from "not inspected" to "requires urgent attention," helping you prioritises any remedial work needed.

For listed buildings in Caerhun, such as St Mary's Church, Caer Rhun Hall, and the various Grade II properties scattered throughout the village, our surveyors pay particular attention to the unique challenges these properties present. Traditional construction methods, including the rubble construction and limestone/sandstone features common in the area, require specialist knowledge to assess correctly. We provide advice on maintenance issues specific to historic Welsh properties, helping you understand what to expect in terms of ongoing upkeep costs.

The survey also covers the condition of any outbuildings, garages, and boundary walls which are common features in Caerhun properties. Many homes in the village have traditional stone boundary walls that may be in various conditions. We note the state of any septic tanks or private drainage systems, which are prevalent in this rural area. Our report will flag any issues that could affect your enjoyment of the property or result in unexpected repair bills after completion.

Understanding the construction methods used in Caerhun properties helps explain why certain issues arise and how to address them. Many older properties in the village use rubble construction, where local stone is roughly squared and laid without precise coursing. These walls are typically rendered to protect them from weather, but render failure can allow water penetration leading to damp problems. Our surveyors know how to identify render defects and assess whether the underlying wall structure has been affected.

The use of limestone and sandstone in Caerhun's historic buildings creates both aesthetic appeal and specific maintenance requirements. Properties like Caer Rhun Hall, constructed with snecked limestone and red sandstone dressings, showcase traditional craftsmanship but require ongoing care to maintain their condition. Sandstone dressings can be particularly vulnerable to erosion in this wet Welsh climate, and our surveyors check these features carefully during every inspection.

Roof construction in Caerhun typically features traditional slate roofs, which are generally durable but require attention to flashing, ridge tiles, and mortar condition. Many properties also have traditional chimney stacks that may show signs of weathering or structural movement. Our survey includes a detailed roof inspection, including any accessible loft space, where we can assess the condition of rafters, joists, and any existing insulation.

Based on our experience surveying properties throughout Caerhun and the surrounding Conwy area, several issues arise frequently. Damp penetration is one of the most common problems we identify, particularly in older properties with solid walls rather than modern cavity wall construction. The Welsh climate, with its high rainfall, can overwhelm traditional building fabrics if maintenance has been neglected. Our surveyors use visual inspection techniques and moisture meters to assess the extent of any damp issues.

Structural movement can affect properties in Caerhun, particularly those on sloping sites or with foundations in variable ground conditions. While minor movement may be within acceptable limits, our surveyors know how to distinguish between cosmetic defects and serious structural concerns that require further investigation. We pay particular attention to cracking patterns, door and window operation, and any signs of movement in the visible structure.

Retaining walls are a common feature in Caerhun due to the varied topography of the area. These walls, which hold back earth on sloped sites, can fail if not properly maintained or if drainage behind them becomes compromised. Our survey includes inspection of any retaining walls within the property boundary, flagging any signs of bulging, cracking, or water damage that could indicate structural problems.