RICS Level 2 Survey in CF34 Maesteg

Our Level 2 survey - formally the RICS Home Survey Level 2 - provides a thorough visual inspection of all accessible parts of the property. It is the most widely used survey type for standard residential properties and is designed for homes in a reasonable overall condition. For the majority of CF34's housing stock, including terraced and semi-detached homes of various ages, it is the most appropriate survey type.

During the inspection, our surveyor examines the roof from ground level and from loft access where available, checking for missing or slipped slates and tiles, deteriorating pointing at chimney stacks, defective flashings, and blocked guttering. External walls are checked for cracking, bulging, and failed pointing. Windows and doors are assessed for rot, poor fit, and failed double-glazing seals. Inside, every room is checked using a calibrated damp meter, and floors, ceilings, and walls are examined for movement, cracking, and water damage.

Our inspectors also look for visible signs of ground movement that could indicate subsidence - a specific concern in the CF34 area given the district's location within the South Wales Coalfield. While a Level 2 survey does not include specialist mining risk assessments, it identifies visible evidence of movement and flags when further investigation is recommended. Chimney and structural cracking, sticking doors and windows, and uneven floors are all assessed in this context.

• Roof coverings, chimney stacks, and flashings
• External walls, pointing, stone, and render
• Windows, doors, and external joinery
• Damp and moisture testing in all rooms
• Floors, ceilings, and internal walls
• Loft space and roof structure inspection
• Visible services including electrics and heating
• Drainage, outbuildings, and grounds

All surveyors we use in CF34 are qualified members of the Royal Institution of Chartered Surveyors (RICS), operating under the mandatory RICS Home Survey Standard. This sets specific requirements for how inspections are conducted, how findings are reported, and how surveyors engage with their clients. Every Level 2 survey we produce meets this standard without exception.

We assign surveyors with specific experience of the Llynfi Valley and the types of properties found throughout CF34. Our inspectors understand the characteristics of Victorian terraced stock, the construction methods used for older stone-built properties in the area, and the environmental context of a postcode district within the South Wales Coalfield. This experience means our surveyors know where to look and how to interpret what they find in the context of CF34's specific housing stock and history.

After the inspection, we produce a report written specifically for the property we have inspected - not a generic template. Every condition rating we assign is supported by a written explanation of what was found, its likely cause, and what we recommend. We include photographs of defects so you can see exactly what we are describing. Once you receive the report, your surveyor is available by phone or email to discuss the findings and help you decide how to proceed with your CF34 purchase.

When our surveyor arrives at the CF34 property, they begin with the exterior, working around the building to examine the roof covering from ground level, chimney stacks, guttering, downpipes, and external wall condition. For older stone-built properties common in the Maesteg area, we pay close attention to the condition of pointing between stone courses, as failed pointing is a primary route for penetrating damp in this type of construction.

Inside the property, we work systematically through every room using a calibrated damp meter to check for moisture in walls and floors. Ground floor walls are checked for rising damp, and external walls are checked for penetrating damp. We examine the condition of plaster, noting any hollowing or staining that may indicate long-term moisture problems. Floors are checked for movement, springiness, or uneven levels that could indicate a problem with joists or sub-floor structure.

In the roof space, we inspect the roof structure for the condition of rafters, purlins, and ceiling joists, and we check for signs of water ingress, woodworm, and inadequate ventilation. Older CF34 properties may have lathe and plaster ceilings, original roof timbers without modern treatment, and insulation that does not meet current standards. All of these are noted in the report with appropriate condition ratings.

Throughout the inspection, our surveyor notes any structural cracking that may indicate ground movement, and examines doors and windows for the sticking or misalignment that can accompany subsidence. Where these signs are present in a CF34 property, the report clearly recommends specialist investigation, including a Coal Mining Risk Assessment where appropriate. We photograph every significant defect we find, and these images are embedded directly in your report.