RICS Level 2 Survey in Llanharan CF72 9

Our RICS Level 2 survey provides a thorough visual inspection of all accessible areas of the property, including the roof space where safe access is possible, the exterior walls, foundations, damp proof courses, and integral garages. We examine the condition of doors, windows, floors, stairs, and partitioning, alongside the condition of sanitary fittings in bathrooms and kitchens. The survey also includes an assessment of services such as electricity, gas, water, and drainage, though we note that this is a visual inspection rather than a tested verification of compliance with current regulations.

In properties throughout CF72 9, our surveyors commonly identify issues specific to the local building stock. Older properties built before 1945 frequently exhibit signs of damp penetration, both rising and penetrating damp, along with timber defects including rot and woodworm infestation in floor joists and roof timbers. The original slate and clay tile roofs on these properties often show wear, with defective lead flashing and occasional sagging that requires attention. Post-war properties constructed between 1945 and 1980 present their own challenges, with original flat roofs prone to leaking, cavity wall tie corrosion visible as horizontal cracking, and potential asbestos-containing materials in textured coatings and outbuildings.

Properties built on the clay soils characteristic of the CF72 9 area, which sits on Carboniferous Coal Measures with glacial till deposits, may show signs of subsidence or movement related to shrink-swell behaviour during dry or wet periods. Our surveyors specifically look for cracking patterns, doors and windows that stick, and other indicators of foundation movement. Given the area's mining heritage within the South Wales Coalfield, we also highlight the potential for legacy mining issues and recommend our clients obtain a mining search for additional .

The RICS Level 2 survey uses a clear condition rating system to classify each element as either satisfactory, requiring repair, or requiring urgent attention. This ratings-based approach makes it straightforward to identify which issues need immediate resolution and which can be addressed over time. Our surveyors photograph all significant defects and provide clear, jargon-free explanations of what each issue means for the property and its future maintenance.

Understanding the construction methods used in Llanharan properties helps explain why certain defects are common and what to look for during your survey. The older properties in CF72 9, representing approximately 10-15% of the housing stock built before 1919, typically feature solid wall construction using local stone or brick with lime-based mortars. These properties often have traditional slate or clay tile roofs with timber rafters and purlins, along with suspended timber floors that can be susceptible to rot and woodworm over time.

The post-war expansion of Llanharan between 1945 and 1980 brought cavity wall construction to the area, with properties built using brick outer leaves and blockwork inner leaves. These mid-century homes frequently feature concrete tiled roofs and may have original flat roofs over extensions or garages that are now reaching the end of their service life. Our surveyors pay particular attention to cavity wall tie corrosion in these properties, which can manifest as horizontal cracking at roughly floor level and may require structural intervention if left untreated.

Newer properties in CF72 9, including those on developments like The Pastures and Gerddi'r Cwm, use modern cavity wall construction with brick or render finishes and trussed rafter roofs. While these properties are generally in better condition, our Level 2 surveys still identify snagging issues, incomplete damp proof courses, and minor defects arising from settlement or installation errors. The predominance of semi-detached properties in this area, accounting for approximately 40-45% of housing, means that many buyers will be purchasing homes sharing walls with neighbours, requiring attention to shared structural elements and sound insulation.

The CF72 9 area has seen significant new build activity in recent years, with developments including The Pastures by Charles Church (Persimmon Homes), Gerddi'r Cwm by Llanmoor Homes, and Parc Llanharan by Persimmon Homes. These developments offer 2, 3, and 4-bedroom homes priced from approximately £200,000 to £400,000. While new properties may seem to require less scrutiny, a RICS Level 2 survey remains valuable for identifying any construction defects, snagging issues, or problems with the build quality that may not be immediately apparent to the untrained eye.

Even in newly constructed properties, our surveyors frequently identify issues such as incomplete damp proof courses, poorly installed insulation, minor cracking from settlement, and defects in windows, doors, or sanitary fittings. The relatively young age of these properties means major structural issues are unlikely, but the survey provides valuable documentation of the property's condition at the point of purchase, which can be essential if problems emerge later. For brand new properties, we also recommend a separate snagging inspection to identify any cosmetic or minor defects that the developer should remedy before the warranty period expires.

Properties on these new developments may also have guarantees or warranties from the builder or guarantee provider, but these often have specific conditions and may not cover all issues. Our independent RICS Level 2 survey provides you with your own professional assessment that you can use to request corrections from the developer or to have documented evidence of the property's condition should any disputes arise in the future.