RICS Level 2 Survey Herbrandston, Pembrokeshire

Our inspectors examine the roof structure thoroughly, checking for missing or damaged slates and tiles, deteriorated flashing, and any signs of sagging or structural movement. In Herbrandston's older properties, roof defects are a common finding given the age of many houses in the village. We also inspect chimney stacks and leadwork, which can deteriorate over time especially in properties exposed to coastal weather conditions. The proximity to the Milford Haven Waterway means that properties here can experience more harsh weather than those further inland, with salt-laden air accelerating the degradation of metal components and certain types of roofing materials.

We assess all walls for signs of damp penetration, including rising damp, penetrating damp, and condensation issues. This is particularly important in Herbrandston's 19th-century properties, which were typically built with solid walls without modern damp-proof courses. Our surveyors use specialist equipment to detect moisture levels and identify areas where ventilation may be inadequate. The cement render finishes common on many Victorian-era homes in the village can trap moisture if they become cracked or damaged, leading to penetrating damp problems that aren't always obvious from a visual inspection alone.

Timber elements throughout the property receive careful attention. We check floor joists, roof timbers, and any structural wood for signs of rot, woodworm infestation, or fungal decay. These issues can be costly to repair if left untreated, and our detailed report will flag any concerns so you can budget accordingly. In older Herbrandston properties, we often find that ground-floor timbers have been affected by decades of moisture exposure, particularly where original suspended timber floors lack adequate under-floor ventilation.

The electrical installation is inspected where accessible, looking at the consumer unit, wiring condition, and socket outlets. Properties over 50 years old in Herbrandston often have outdated electrical systems that may not meet current safety standards. We identify any visible defects and recommend further investigation by a qualified electrician where necessary. Many of the post-war properties built during the refinery expansion period will have wiring that is now approaching or beyond its expected lifespan, making this a particularly important area of the inspection.

• Roof structure and covering
• Wall conditions and damp assessment
• Timber elements and rot detection
• Electrical installation inspection
• Plumbing and drainage overview
• Foundation and structural assessment

The geology around Herbrandston is characterized by Carboniferous rocks including sandstones, shales, and limestones, particularly in the areas near Milford Haven. The deep water of Milford Haven was initially formed along a fault line and widened by glacial meltwater flows, creating the ria system that defines the local landscape. The presence of stony clays in some locations suggests potential for shrink-swell movement in certain ground conditions, which can affect foundations over time. Our surveyors are trained to look for signs of foundation movement, particularly in properties built on ground with higher clay content.

Flood risk is a consideration for properties close to the Milford Haven Waterway. Coastal and fluvial flooding can affect low-lying areas near the waterway, and surface water flooding may occur where drainage is insufficient. Our surveyors note the proximity of properties to water courses and flag any potential flood risk in our reports, allowing you to make an informed decision. Properties in certain parts of Herbrandston may be more susceptible to surface water flooding, particularly those in lower-lying areas or with private drainage systems that may require regular maintenance.

Herbrandston has several listed buildings including the Church of Saint Mary (Grade II), the lime kiln at Middlekilns Road (Grade II), and Stack Rock Fort (Grade II*). If you're considering purchasing a listed property in the village, you may need a more comprehensive RICS Level 3 Building Survey due to the unique construction methods and historical significance of such buildings. Our team can advise you on the most appropriate survey type for listed properties, taking into account the additional considerations that come with owning a building of historical importance.

Understanding the local economy helps put the Herbrandston property market in context. The Milford Haven Waterway is the UK's largest energy port, supplying around a fifth of the nation's energy needs and supporting approximately 5,000 jobs in maritime, renewables, and engineering sectors. This significant employer brings stability to the local housing market and attracts workers seeking long-term employment in well-paying industries related to oil refineries, gas processing, and power generation.

The energy sector directly employs nearly 1,200 people in high-skill, long-term positions, creating a steady demand for quality housing in the surrounding area including Herbrandston. This economic foundation means that property values have historically remained relatively stable compared to areas with less diverse employment opportunities. However, that the nature of employment in the energy sector can influence property prices and demand at different times, depending on broader economic conditions affecting the industry.

Beyond the energy sector, Pembrokeshire's tourism industry also contributes to the local economy, with many residents working in hospitality, leisure, and related services. The beautiful coastline and rural surroundings make Herbrandston an attractive location for both those working in the area and those seeking a peaceful village setting while commuting to nearby towns. This combination of economic factors creates a housing market that serves various buyer needs, from first-time purchasers to families looking for larger homes.

Based on our experience surveying properties in the Herbrandston area, several issues appear frequently in our reports. Damp problems are among the most common findings, particularly in the village's 19th-century properties that were built with solid walls rather than modern cavity wall construction. These older properties often lack adequate damp-proof courses, and penetrating damp can occur where render has become damaged or where pointing has deteriorated. The cement render finishes common on Victorian-era homes in the village can trap moisture if they crack, leading to internal damp problems that may not be immediately visible during a viewing.

Roof defects are another regular occurrence in Herbrandston's housing stock. Many properties have original roof coverings that are now reaching the end of their lifespan. Missing or slipped slates, damaged lead flashing around chimneys, and deteriorated ridge tiles are all commonly identified issues. Our surveyors check the roof from both inside the property where accessible and from the ground using binoculars. In properties built during the 1960s and 1970s, we sometimes find issues with flat roof sections or concrete tile coverings that can be prone to deterioration over time.

Timber defects including woodworm and rot are frequently found in older Herbrandston properties. This is particularly the case in properties where wood has been exposed to moisture over extended periods. Floor timbers in ground-floor rooms and roof rafters are common areas of concern. Early detection of these issues can prevent more extensive and expensive repairs later. In properties with suspended timber floors, we often find inadequate sub-floor ventilation, which contributes to timber decay over decades of occupation.

Outdated electrical installations are prevalent in properties built before modern electrical standards were introduced. Wiring in properties over 40-50 years old often doesn't meet current regulations and may pose a fire risk. Our surveyors identify visible electrical defects and recommend further investigation by a qualified electrician. The properties built during the 1960s expansion of the village may have aluminium wiring in some areas, which requires particular attention as it can be more prone to connectivity issues than modern copper installations.

The local geology can also affect properties in certain areas of Herbrandston. The presence of stony clays in some locations means that properties may be susceptible to ground movement, particularly where trees or large shrubs are present near foundations. Our surveyors check for signs of subsidence or settlement, including cracks in walls, doors that don't close properly, and uneven floors. While major structural issues are not common, identifying minor movement early can prevent more serious problems from developing.