RICS Level 2 Survey in CF35

A RICS Level 2 Home Survey - formerly known as the HomeBuyer Report - is designed for conventionally built properties in a reasonable condition. It is the most popular survey type in the UK and suits the majority of homes found across CF35, including the semi-detached and terraced houses that make up the bulk of property sales in the area. Rightmove data shows that semi-detached properties form the majority of CF35 sales, with terraced homes and detached properties also accounting for significant proportions of the market.

Our inspectors examine every accessible element of the property during a single visit, typically lasting between two and four hours depending on the size and condition of the home. The resulting report covers all main elements in a structured format, giving you a clear picture of the property's condition before you exchange contracts and commit to the purchase.

• Roof structure, coverings, chimneys, and flashings
• External walls, cladding, windows, and doors
• Internal walls, ceilings, and floors
• Cellar and basement areas where accessible
• Roof space and loft where safely accessible
• Plumbing, heating, drainage, and electrical systems (visual inspection)
• Garage, outbuildings, and site boundaries
• Environmental risks including damp, flooding, and ground stability

Our report also includes a list of risks that could affect the property value or safety, plus advice on any legal issues you should raise with your solicitor. For CF35 properties, the environmental risk section is particularly important given the area's flood risk profile and the proximity of certain locations to the River Ogmore catchment. We flag these issues clearly so you and your solicitor can take appropriate action before completion.

Our surveyors have inspected homes across the Bridgend valleys for years, and certain issues appear consistently in CF35 properties depending on their age and construction type. Knowing what to expect before our inspector visits helps you understand the report when it arrives and prepares you for any negotiations with the seller.

In the older stone and Victorian-era terraced properties found in central Pencoed, the most frequent findings include penetrating and rising damp through solid external walls, cracked or eroded pointing on stonework, and aged roof coverings with failing cement mortar on ridge tiles. Timber defects - particularly at ground floor level where joists may have been affected by long-term moisture - are also a common finding in this era of property.

In the 1960s and 1970s semi-detached homes that form a large part of CF35's housing stock, our inspectors frequently identify issues with flat-roof extensions, condensation-related damp in kitchens and bathrooms, and the performance of cavity wall insulation that was retrofitted in earlier decades. Electrical systems in these properties may also be approaching the end of their service life and warrant further investigation by a qualified electrician once they have been flagged in our report.

• Damp penetration through solid stone or brick walls
• Rising damp at ground floor level in older terraced homes
• Roof covering deterioration - slipped or cracked tiles, failed flashings
• Flat-roof extensions showing signs of ponding or membrane failure
• Timber defects in floors, skirtings, and door frames
• Single-glazed windows in older properties causing condensation and heat loss
• Outdated electrical consumer units that may require upgrade
• Blocked gutters and inadequate drainage causing water ingress

For modern new-build properties in CF35, such as those on the Longwood Grange and Porth y Dyffryn developments, our dedicated snagging survey service is more appropriate than a Level 2 survey. Snagging inspections focus specifically on completion quality - paintwork, fixtures, plumbing connections, and workmanship - rather than the structural assessment that a Level 2 survey provides. For any resale property in CF35, a Level 2 survey remains the right starting point.

CF35 currently has several significant new-build developments underway. Longwood Grange in Pencoed offers three-bedroom homes from £354,995, four-bedroom homes from £404,995, and five-bedroom homes from £659,995. Porth y Dyffryn, also in Pencoed, lists two-bedroom homes from £204,995 and four-bedroom homes from £324,995. The Acorn Property Group's development at Heol y Cyw includes two and three-bedroom houses at The Mews and four and five-bedroom detached houses at The Villas. Morganstone and Rhondda Housing Association have also delivered Innovation House in Llanharan, comprising 16 houses, five bungalows, and 18 flats.

For buyers purchasing on these new-build developments, we recommend our dedicated snagging survey service rather than a Level 2 survey. Snagging inspections focus on the completion quality of new construction - checking paintwork, fixtures, plumbing connections, and workmanship - rather than the structural assessment that a Level 2 survey provides for resale properties.

At the other end of the age spectrum, Bridgend County Borough has 373 listed buildings and structures across its 16 conservation areas. Coity Castle (CF35 6BH), originally founded in the early 12th century, is the most prominent historic asset within CF35 itself. Buyers considering listed buildings or properties within conservation areas should be aware that standard Level 2 surveys may not be sufficient - a Level 3 Building Survey is typically recommended for any property with listed status, and specialist advice on conservation area restrictions is essential before committing to purchase.

The majority of properties changing hands in CF35 fall between these two extremes - conventional semi-detached and terraced homes from the postwar period that are ideally suited to a RICS Level 2 survey. With 233 sales completed in the last 12 months and prices up 8% since the 2022 peak of £263,877, the CF35 market remains active, and our surveyors are regularly working across every part of the postcode.

CF35 sits within a part of South Wales where clay-rich soils are present in various locations. Clay soils are susceptible to shrink-swell behaviour - expanding when wet and contracting when dry - which can exert significant pressure on property foundations. Older homes with shallow foundations built before modern building regulations are particularly vulnerable to this type of ground movement, which can result in settlement cracking and, in more serious cases, subsidence affecting the structure.

Our Level 2 survey includes an assessment of visible signs of structural movement, including cracks in internal and external walls. We rate any movement using the established crack classification system and advise clearly on whether further monitoring or specialist structural engineer assessment is warranted. Where we note signs consistent with shrink-swell ground movement, we will say so explicitly in the report so you can seek further investigation before exchanging contracts.

Surface water flooding is also a relevant environmental risk across parts of CF35. Heavy rainfall events in the Welsh valleys can overwhelm drainage systems, and natural watercourses in the area - including streams and ditches - can flood adjacent land. For properties in lower-lying areas of Pencoed, Llanharan, or Heol-y-Cyw, buyers should always obtain a specialist flood search through their solicitor in addition to our survey report. We flag flood risk concerns in our environmental risk section, but a dedicated flood search provides the most comprehensive picture for properties in at-risk locations.

Bridgend County Borough's position in the South Wales valleys also means that some areas within CF35 may have historical connections to mining or industrial land use, though no specific mining risk information for CF35 was found during our research. If historical land use is a concern for a specific property address, we recommend commissioning a specialist environmental search through your conveyancing solicitor, which will provide a full picture of any known contamination or mining risk.