RICS Level 2 Surveys in CF31 Bridgend

The housing stock in CF31 reflects Bridgend's development through the late Victorian period, the interwar years, and the post-war expansion of the 1950s through to the 1980s. Older properties in the town centre and inner residential streets were typically built with local stone or Welsh brick, with clay tile or Welsh slate roofs, solid wall construction, and timber internal structures. These properties have the character that draws many buyers to Bridgend but also carry the typical maintenance challenges of any property approaching or exceeding 100 years of age.

Post-war semis and terraces - which make up a large share of the market - were generally built with cavity wall construction using a brick outer leaf and block inner leaf with a traditional mortar bed. Concrete tiled roofs are common on this generation of property, and while more durable than Welsh slate in many respects, they are heavier and can cause roof spread if the original timber structure was not engineered to take the additional load. We check for signs of roof spread - including wall plate movement and rafter deflection - during every inspection of a post-war cavity wall property.

Modern estates built in CF31 from the 1990s onward use more standardised construction with cavity wall insulation, UPVC windows, and modern concrete tile or interlocking slate roofs. These properties are generally lower risk for major structural defects, but can still show issues with drainage, early-life shrinkage cracking, and defects arising from house builders' finishing quality. For recently built homes still within their NHBC warranty period, a snagging inspection may be more appropriate than a full Level 2 survey.

• Pre-1919 stone or Welsh brick properties with slate roofs - check for damp and roof deterioration
• Interwar semis and terraces - check pointing, chimney condition, and timber floors
• Post-war cavity wall construction - check for roof spread and concrete tile condition
• 1980s-2000s modern estates - check drainage, windows, and early shrinkage cracking
• All ages - check electrics and plumbing compliance with current standards

Clay-rich soils are widespread across South Wales, and CF31 is no exception. These soils exhibit shrink-swell behaviour: they expand when saturated with water during wet periods and contract significantly during dry spells. This seasonal movement creates cyclical stress on building foundations, and in properties where foundations are shallow - as is common in Victorian and Edwardian terraces - the effects can be pronounced. Nearby trees, particularly species with high water demand such as oaks, willows, and poplars, accelerate clay drying and are a recognised trigger for subsidence in clay-soil areas.

Damp is one of the most frequently identified issues in the CF31 housing stock, particularly in older properties. South Wales has a wet climate, and buildings that have not been adequately maintained - or where inappropriate modern materials have been used in repairs to traditional solid-wall construction - frequently show penetrating damp, rising damp, or condensation-related moisture. Solid brick and stone walls need breathable lime mortars and finishes to manage moisture movement effectively. When cement mortars or synthetic renders are applied to traditional solid walls, moisture can become trapped within the masonry, accelerating deterioration.

Roof condition is a priority inspection item for any CF31 property over 30 years old. Original Welsh slate roofs are typically durable when maintained, but when individual slates crack or slip and are replaced with mismatched materials, or when lime mortar bedding at ridges and hips is allowed to fail, water penetration becomes inevitable. Concrete tile roofs from the 1960s and 1970s are also reaching the end of their serviceable life in many cases. Our inspectors examine roof coverings from ground level and from the loft space where accessible, noting any signs of water ingress or deteriorating materials.

• Clay shrink-swell risk creates cyclical movement in older, shallower foundations
• Penetrating damp frequently found in older solid-wall properties where mortars have failed
• Rising damp common where original damp-proof courses have degraded or been bridged
• Condensation in properties with poor ventilation and modern sealed windows
• Welsh slate and concrete tile roofs need periodic assessment and maintenance
• Woodworm and wet rot found in older timber floors with poor sub-floor ventilation