RICS Level 2 Survey in CF62

One of the most important local factors our surveyors consider in CF62 is the underlying geology. The Vale of Glamorgan is underlain by two main rock types: Carboniferous Limestone in parts of the area, and Triassic Mercia Mudstone across much of the lowland terrain. Mercia Mudstone is a clay-bearing rock that has a moderate to high shrink-swell potential. In dry summers, the clay contracts and can cause foundation movement. In wet periods, it expands. Over time this repeated movement can produce cracking in walls, distortion in door and window frames, and sloping floors.

Our inspectors take ground conditions seriously when assessing CF62 properties. We note the proximity of large trees, the type of foundation visible at inspection level, the age and construction of the property, and any cracking patterns that suggest differential settlement. Where we identify signs consistent with shrink-swell ground movement, we flag these clearly in the report and advise on whether a structural engineer or specialist geotechnical assessment should be commissioned before exchange.

Flood risk is another environmental consideration in CF62. Coastal areas around Barry and Rhoose face some risk of coastal flooding, particularly during storm surge events. Low-lying parts of Barry are susceptible to surface water flooding during heavy rainfall, and properties near the River Thaw and smaller local watercourses face fluvial flood risk. We note flood risk zone designations and recommend that buyers check the official Natural Resources Wales flood maps, and that their solicitor raises relevant flood history enquiries with the current owner.

In addition, parts of the CF62 coastline near Barry and Rhoose are subject to coastal erosion. Properties sitting very close to cliff edges or coastal slopes require careful consideration, and in some cases a specialist coastal engineering assessment may be warranted before purchase. Our report will highlight where these risks apply so you have the complete picture before committing.

CF62 currently has a notable concentration of active new-build development. Edenstone Homes is building at The Green in Rhoose, Persimmon Homes is developing Porthkerry Gardens in Barry, Charles Church is delivering The Links at Rhoose, Taylor Wimpey is on site at Clifftop Park in Rhoose, and both Barratt Homes and David Wilson Homes are building at St Athan. This level of development activity in a single postcode area is significant, as it means second-hand homes in CF62 are competing directly with brand-new stock.

For buyers purchasing second-hand homes in this environment, a Level 2 survey plays an important role in justifying the price paid relative to new-build alternatives. If a surveyor identifies significant defects in a second-hand home, this creates a legitimate basis for price renegotiation - and in some cases buyers have recovered more than the cost of their survey through renegotiation based on our findings.

For buyers purchasing directly from a developer on one of the new CF62 schemes, we recommend a snagging inspection rather than a RICS Level 2 survey. A snagging inspection focuses on workmanship defects, incomplete finishes, and specification shortfalls that are common in newly built homes. Our snagging team operates across CF62 and can inspect before legal completion, giving you a punch list of items to present to the developer before you take ownership.

It is also worth noting that the 12-month price reduction of 2.62% across CF62 indicates that the local market has softened slightly. In a market where prices are adjusting, having an independent survey is particularly valuable - it gives you an objective view of whether the asking price reflects the true condition of the property you are buying, and puts you in a stronger negotiating position if defects are identified.

CF62 contains several designated Conservation Areas and a number of statutorily listed buildings. The Barry Island Conservation Area and the Dock Conservation Area are established to preserve the historic and architectural character of these parts of Barry. Properties within these areas are subject to additional planning restrictions - for example, certain types of external alteration that would normally be permitted development require prior consent from Vale of Glamorgan Council. Buyers should ensure their solicitor identifies whether the target property sits within a Conservation Area.

Listed buildings in CF62 include the Grade II listed Barry Island Railway Station and a range of historic churches and Victorian terraced properties with architectural merit. Purchasing a Listed Building means a standard RICS Level 2 survey is generally not sufficient on its own. Listed buildings may have undergone repairs or alterations using inappropriate modern materials, and some original features protected by the listing may be in poor condition. Our surveyor will advise during the quotation process whether the property warrants a Level 3 survey or specialist heritage assessment in addition to the standard inspection.

We carry out surveys in all parts of CF62, including within Conservation Areas and on Listed Buildings where the appropriate survey level is agreed. Our surveyors understand the planning framework for the Vale of Glamorgan and can identify works that appear to have been carried out without the necessary consents - an important finding for any buyer, as the cost of obtaining retrospective consent or reinstating removed features can be considerable.

Based on our experience surveying properties across CF62, certain defects appear more frequently than others. Being aware of the most common issues can help you prepare the right questions for our surveyor and understand what to look out for during viewings.

• Rising and penetrating damp in older terraced and semi-detached homes, particularly those with solid brick or stone walls where the original lime render has been replaced with cement
• Deteriorating slate roofs and failed lead flashings on Victorian and Edwardian properties in Barry, Cadoxton, and surrounding streets
• Subsidence-related cracking in properties on Mercia Mudstone geology, particularly older homes with shallow strip foundations
• Outdated single-skin extensions and lean-tos that lack adequate insulation and damp-proofing
• Cracked or blocked drainage systems, particularly in older properties where clay drain runs have been affected by tree root intrusion or ground movement
• Poorly maintained or incorrectly installed replacement double glazing where condensation inside sealed units indicates failed seals
• Unauthorized or non-compliant building work, including extensions and loft conversions where building regulations documents cannot be produced

Identifying any of these issues through a Level 2 survey before exchange of contracts puts you in control. You can request that the seller carries out repairs, negotiate a reduction in the purchase price to reflect the cost of remediation, or make an informed decision to proceed knowing the full picture. Without a survey, these issues only become apparent after you have taken ownership - at which point the cost and responsibility fall entirely to you.