RICS Level 2 Survey in Ceredigion

A RICS Level 2 Survey provides a comprehensive inspection and report tailored to properties in Ceredigion's varied housing market. Our surveyors examine all accessible areas of the property, including the roof, walls, floors, windows, doors, and plumbing and electrical systems. We assess the overall condition of the building and identify any defects that might affect the value or safety of the property. The inspection follows RICS guidelines, ensuring consistency and quality across all our reports.

For Ceredigion's traditional properties, our survey pays particular attention to common issues found in older Welsh buildings. This includes checking slate roofing for slipped or broken tiles, examining stone walls for signs of damp or mortar deterioration, and assessing timber frames for rot or woodworm. The report uses RICS traffic light ratings to clearly indicate the condition of each element, with red indicating urgent repairs needed, amber for items requiring attention, and green for satisfactory condition. This system helps you quickly identify which issues need immediate attention and which can be addressed over time.

Our surveyors also identify any legal issues that might affect the property, including matters that should be referred to your conveyancing solicitor. This includes checking for any planning permissions or building regulation approvals for alterations, verifying the ownership of boundaries, and highlighting any potential issues with shared facilities or access rights that are common in Ceredigion's terraced properties and holiday lets. We also note any discrepancies between the property as built and any plans or documentation provided, which is particularly important in older properties where modifications may have been carried out over generations.

• Structural walls and foundations
• Roof structure and covering
• Windows, doors, and joinery
• Plumbing and electrical systems
• Damp and timber condition
• Extensions and alterations

Understanding local construction methods is essential for accurate property assessments in Ceredigion. The county's traditional buildings often feature local stone, particularly various types of gritstone and sandstone, with lime mortar used throughout history. Render is also common, especially on older properties, sometimes covering stone or poorer quality masonry. Our surveyors know how to assess these traditional building methods and identify the specific defects that affect them, from mortar erosion in lime-pointed walls to structural issues in properties with solid stone walls that lack modern cavity construction.

Many properties in Ceredigion date from the Victorian and Edwardian periods, particularly in towns like Aberystwyth, Cardigan, Lampeter, and Tregaron. These buildings often feature solid brick walls, original timber sash windows, and traditional roof structures with natural slate coverings. Our surveyors understand how these buildings perform over time and what to look for when assessing their condition. We check for signs of past alterations, structural movement, and the cumulative effects of decades of occupancy.

More recent construction in Ceredigion includes post-war housing developments and modern builds, which bring their own considerations. Properties built after the 1950s typically feature cavity wall construction, while modern developments may use a variety of materials and building techniques. Our surveyors adapt their inspection approach based on the property's age and construction type, ensuring we identify any issues relevant to that specific building method.

Properties in Ceredigion face several area-specific challenges that our surveyors are trained to identify. The county's coastline means coastal properties in towns like Aberystwyth, Borth, and New Quay can suffer from salt-laden winds causing accelerated weathering of external surfaces. Our surveyors check for signs of coastal erosion and salt damage that can compromise structural integrity over time. We examine render, pointing, and external timber for signs of salt attack, which can be particularly aggressive in exposed coastal locations.

The geology of Ceredigion, with its Ordovician and Silurian sedimentary rocks, means some areas may have clay deposits that can cause ground movement. This shrink-swell activity, particularly during alternating wet and dry periods, can lead to subsidence or structural movement in properties. Our survey includes careful assessment of walls and foundations for signs of such issues. We look for cracking patterns, door and window operation issues, and other indicators of ground movement that might suggest foundation problems.

Properties in the historic mining valleys of the Ystwyth and Rheidol may have different considerations, with potential legacy issues from historical lead and silver mining activity. Our surveyors are aware of these local factors and will investigate any signs of ground instability or unusual settlement patterns that might relate to historical mining. While not all properties in these areas will be affected, our surveyors know what to look for and when to recommend further investigation by a structural engineer.

Flood risk is another important consideration in Ceredigion, with major rivers including the Teifi, Aeron, Ystwyth, and Rheidol posing fluvial flood risks to properties in their floodplains. Towns such as Cardigan, Aberaeron, Aberystwyth, and Lampeter have experienced flooding in the past, and our surveyors note any signs of previous flood damage or water ingress when inspecting properties in these areas. We check for water marks, affected materials, and any flood resilience measures that may have been installed.