RICS Level 2 Survey in East Williamston

A RICS Level 2 survey, also known as a HomeBuyer Report, is specifically designed for properties in reasonable condition that were built within the last 100 years using conventional construction methods. East Williamston fits this profile well, with its mix of historic cottages from the 19th century built by colliery owners in areas like Broadmoor, alongside the considerable new development that has occurred since the village had just 19 houses in 1939. Our team has surveyed numerous properties throughout this area and understands the transition from traditional mining village housing to modern developments that has shaped the local housing stock.

Our inspectors assess all accessible areas of the property, including the roof space where feasible, external walls, foundations, dampness levels, and the condition of key systems such as plumbing, electrical wiring, and heating. We examine the structure for signs of subsidence, which is particularly relevant in East Williamston given the area's coal mining history dating back to 1620, with abandoned shafts still present in the surrounding countryside. When we inspect properties near former mining areas, we pay particular attention to foundation conditions and any signs of ground movement that could indicate historical or ongoing subsidence activity.

The survey produces a detailed report with clear ratings: red for serious issues requiring urgent attention, amber for defects that need repairing but are not immediately critical, and green for areas in satisfactory condition. This gives you an objective assessment that you can use to negotiate with sellers, budget for future repairs, or make an informed decision about proceeding with the purchase. Each section of the report includes practical recommendations from our surveyors, helping you understand exactly what action, if any, is needed for each identified issue.

• Structural walls and foundations
• Roof covering and condition
• Damp and moisture detection
• Windows, doors, and joinery
• Plumbing and water systems
• Electrical installations
• Fire safety considerations
• Thermal efficiency assessment

Given the age profile of housing in East Williamston, with properties ranging from historic 19th-century cottages to modern developments, our surveyors frequently encounter several recurring issues. Dampness is particularly common in older solid-walled properties that were built before cavity wall construction became standard. The lack of modern damp-proof courses in these older buildings can lead to rising damp and condensation problems, especially in the wetter months typical of Pembrokeshire. We've found that properties in the Broadmoor area, with their mining-era construction, are particularly prone to damp issues that require professional treatment.

Roof condition is another frequent finding, with older properties often having original or aging roof coverings that have deteriorated over decades of exposure to coastal weather. Missing or damaged tiles, inadequate insulation, and worn flashing are issues our inspectors regularly identify. The proximity to the coast means that properties can suffer from salt-laden winds accelerating roof material degradation, something we always factor into our assessments. Additionally, the historic mining activity in the area means that foundations and ground conditions deserve particular attention, as past mining operations can affect soil stability in ways that may not be visible from the surface.

Electrical systems in older properties often require updating to meet current safety standards, and we frequently note outdated consumer units, lack of earth bonding, or older wiring that may not comply with modern regulations. Similarly, plumbing in properties built before the 1970s may feature galvanized steel or lead pipes that pose health risks and are prone to leaks. These findings are all included in your survey report with clear recommendations for addressing them. We always advise that a qualified electrician and plumber should assess any electrical or plumbing issues we identify before completion of your purchase.

East Williamston has two listed buildings in the area, and if you are considering a listed property, you should be aware that a Level 2 survey may not be sufficient to identify all issues relevant to historically significant properties. Listed buildings often require the more comprehensive RICS Level 3 Building Survey, which provides a more detailed assessment of construction methods and materials, along with specific advice on maintaining the property's historic character while addressing any defects.

• Rising damp in solid-walled properties
• Roof deterioration and missing tiles
• Outdated electrical installations
• Aging plumbing and pipework
• Foundation movement near old mining areas
• Timber decay and woodworm
• Inadequate insulation
• Single-glazed windows

The predominant building materials in East Williamston reflect the area's industrial heritage, with historical industries in Broadmoor producing bricks, pipes, and concrete blocks that were commonly used in local construction. This means many properties in the area were built using locally-sourced materials that may differ from standard construction methods found elsewhere in Pembrokeshire. Our surveyors understand these local variations and know how to assess properties built with these specific materials, recognizing the typical defect patterns associated with each type.

The transition from mining village to holiday destination has also influenced property types in the area, with many former miner cottages now serving as holiday lets or residential properties. This change of use can bring its own set of considerations, as properties may have been modified to meet the different requirements of holiday accommodation. We check for any structural changes that may have been made and assess whether these alterations comply with building regulations that would have been applicable at the time of conversion.

Properties built during the mining era typically feature solid external walls rather than the cavity walls that became standard in later decades. While solid walls were effective for their time, they lack the thermal efficiency and moisture resistance of modern construction. Our surveyors assess the condition of solid walls carefully, looking for signs of weathering, structural movement, and previous repairs that may have been carried out using inappropriate materials. Understanding these construction characteristics helps us provide accurate advice about the long-term maintenance requirements of properties in East Williamston.