RICS Level 2 Homebuyer Survey in Cwm Gwaun

Our inspectors examine every accessible part of the property during the RICS Level 2 Survey. We start with the exterior, assessing the condition of walls, roofs, and foundations. For properties in Cwm Gwaun, this means paying particular attention to slate roofs, which are common throughout the valley, and the local stonework that characterises most buildings. We check for signs of structural movement, which can occur in older properties, and examine the condition of flashings and verges where roofs meet walls. The surveyor will also assess any boundary walls and outbuildings, which are often traditional dry-stone walls that require maintenance in this area.

Inside the property, we assess the condition of floors, walls, and ceilings, looking for signs of dampness, which is a frequent issue in older buildings with solid walls. We inspect the electrical and plumbing systems, noting any work that does not meet current regulations. For properties with open fireplaces or wood burners, common in traditional cottages throughout the Gwaun Valley, we assess the chimney structure and flues. We also examine built-in fixtures and fittings, testing doors and windows where appropriate, paying particular attention to whether original timber windows have been replaced with modern alternatives that may not suit the character of the property.

The survey includes a comprehensive assessment of the property's insulation and energy efficiency, which is particularly relevant for older properties that may lack modern cavity wall insulation or have single-glazed windows. Given the rural nature of Cwm Gwaun, we also consider factors such as drainage, which often relies on private septic tanks rather than mains sewage, and the availability of adequate water pressure from private supplies in some properties. These rural infrastructure considerations are essential for understanding the true cost of maintaining a property in this beautiful but remote valley.

• Roof structure and covering
• Wall construction and condition
• Damp and timber decay
• Electrical systems
• Plumbing and drainage
• Windows and doors
• Chimneys and flues
• Floors and stairs

Properties in Cwm Gwaun face several specific challenges that our surveyors regularly identify. Damp is perhaps the most common issue, particularly rising damp in properties with solid walls and inadequate damp-proof courses. The rural setting and proximity to the River Gwaun can also lead to penetrating damp, especially in properties with traditional lime mortar pointing that has deteriorated over time. Condensation is another frequent finding, particularly in properties with inadequate ventilation, which is common in older homes that have been fitted with modern double glazing without considering the need for airflow. The valley's geology, which includes clay-rich soils in some areas, can also contribute to moisture-related issues in properties.

Roof conditions are a major focus of our surveys in this area. Many properties feature slate roofs that are now approaching or exceeding their expected lifespan. We commonly find slipped or broken slates, deterioration of lead flashing, and issues with mortar-bonded ridge tiles. The timber roof structure is also vulnerable to woodworm and wet or dry rot, particularly where roofs have been damaged or poorly maintained. These issues can allow water penetration that causes extensive damage to the underlying structure if not addressed promptly, and the cost of slate roof repairs can be significant due to the specialist materials required.

Electrical and plumbing systems in older properties often require attention. Many homes in Cwm Gwaun still have their original wiring, which may be cloth-covered or use older circuit breaker technology that does not meet current regulations. Similarly, plumbing may be a mix of old iron pipes and older plastic installations that could be nearing the end of their useful life. Our surveyors will identify these issues and recommend that you engage qualified electricians and plumbers to assess these systems in detail before completing your purchase. Given the remote nature of the valley, finding specialist contractors may take longer, so identifying these issues early in the buying process is advisable.

Flood risk is another consideration for properties in the Gwaun Valley. The River Gwaun runs through the valley floor, and properties in low-lying positions may be at risk from river flooding during periods of heavy rainfall. Surface water flooding can also occur in the valley due to runoff from the surrounding hills. Our surveyors will assess the property's position relative to water courses and note any signs of previous flooding or water damage that may affect your insurance requirements or future maintenance plans.

• Rising and penetrating damp
• Slate roof deterioration
• Timber decay and woodworm
• Outdated electrical systems
• Structural movement
• Inadequate insulation
• Chimney defects
• Drainage issues
• Flood risk from River Gwaun