RICS Level 2 Survey in Henllys

Our RICS Level 2 survey provides a thorough inspection of all accessible areas of the property. We examine the walls, floors, ceilings, and roof structure, looking for signs of damp, rot, structural movement, and general wear and tear. The survey covers the condition of doors and windows, the functionality of heating and plumbing systems, and the state of any garages or outbuildings included in the sale. Our surveyor will also check the condition of boundary walls, fences, and any other external structures that form part of the property.

In Henllys, where many properties date from various periods of development in the Cwmbran area, our inspectors pay particular attention to common problem areas. These include the condition of roof coverings (especially on older properties where tiles may have shifted or felt deteriorated), the presence of damp in solid-wall constructions, and the condition of any timber elements susceptible to rot or woodworm. We also examine the pointing to brickwork, as deteriorating mortar joints can allow water penetration and subsequent damp issues. Our experience in the local area means we know what to look for in properties built during different eras of development.

We also check the electrical installation and identify any obvious safety hazards or work that does not meet current regulations. Our surveyors will visually assess the consumer unit (fusebox), wiring condition where accessible, and the presence of earthing and bonding. We cannot certify electrical safety, but we flag any obvious concerns that should be checked by a qualified electrician. The report includes clear condition ratings for each element, making it easy for you to see which issues require immediate attention and which are likely to need future maintenance.

• Roof structure and covering
• Wall construction and condition
• Damp and moisture detection
• Electrical systems overview
• Plumbing and heating
• Windows and doors
• Foundations and subsidence indicators
• Outbuildings and boundaries

Properties in the Henllys area reflect the wider Cwmbran housing stock, with a mix of construction types and ages that each bring their own considerations. Detached properties, which form a significant portion of recent sales in the area, often provide more space but can have higher maintenance requirements for roofs and external walls. Semi-detached and terraced properties may share structural elements with neighbours, making it important to check the condition of shared walls and foundations. The majority of properties in Henllys fall into the detached category, which is reflected in the average prices we see in the local market.

The local geology in parts of South Wales includes clay deposits that can cause shrink-swell movement in response to moisture changes. While no specific subsidence issues were identified in our research for Henllys, our surveyors remain alert to signs of structural movement such as cracks in walls, doors that stick, or uneven floors that might indicate ground instability. We pay particular attention to the condition of load-bearing walls and any signs of previous movement, checking both the interior and exterior of the property for evidence of structural concerns.

Many properties in the area will have been built before modern energy efficiency standards, meaning you may encounter single-glazed windows, solid walls with limited insulation, or older heating systems. Our RICS Level 2 survey identifies these issues and flags them in the report, giving you a complete picture of the property's condition and any improvements that might be beneficial. While the survey is not an energy assessment, we note any obvious concerns that might affect the property's thermal efficiency and suggest whether an EPC might be worthwhile.

Based on our experience surveying properties in the Henllys area, we frequently encounter several recurring issues that buyers should be aware of. Damp problems are among the most common defects we identify, particularly in properties with solid wall construction where moisture can penetrate more easily than in modern cavity wall builds. Rising damp occurs when groundwater rises through capillary action in porous masonry, while penetrating damp typically results from damaged roof coverings, broken gutters, or deteriorated pointing allowing water to enter the structure.

Roof condition is another area where we frequently find issues, especially in older properties where roof coverings may have exceeded their expected lifespan. We commonly see slipped or broken tiles, deteriorated felt underlays, and failing flashings around chimneys and dormer windows. In some cases, we find that roof space insulation is inadequate or incorrectly installed, which can lead to condensation problems and increased heating costs. Our surveyor will access the roof space where safe and accessible to assess these elements directly.

Timber defects including rot and woodworm infestation are also relatively common in the local housing stock. Wet rot typically occurs where timber is persistently damp, often around windows, door frames, or in roof spaces with ventilation issues. Dry rot is more serious as it can spread through masonry and other materials, potentially causing significant structural damage if left untreated. Our inspection includes checking all visible timber elements for signs of deterioration, with any concerns clearly flagged in the report.