RICS Level 2 Survey in Llantarnam

The Llantarnam area presents a diverse mix of property types that benefit from professional surveying. From the three-bedroom detached homes at the Abbey Woods development to Victorian and Edwardian houses in the village centre, each property type carries its own set of potential issues. Our RICS Level 2 surveys are particularly valuable here given that the local housing stock includes a significant number of properties over 50 years old, where issues such as outdated electrical systems, deteriorating roof coverings, and original damp-proofing failures are commonly encountered. Wales has some of the oldest housing stock in the UK, with almost one-third of homes built before 1919 considered non-decent, making professional surveys essential for buyers.

The geology of the Llantarnam area includes clay soils, which can cause shrink-swell movement affecting foundations. This is particularly relevant for properties with trees nearby, where root systems can draw moisture from the soil and cause subsidence issues. Our surveyors specifically look for signs of structural movement, including cracking to walls, sticking doors and windows, and uneven floor levels that might indicate foundation problems. The 2014 flash flooding event in Llantarnam, which affected 25 properties due to culvert overloads and surface water run-off, also highlights the importance of checking drainage systems and flood resilience in the area.

Properties in the Llantarnam conservation area, particularly those near the historic Llantarnam Abbey, may require additional consideration. Several buildings in this area are listed, including the Church of Saint Michael and All Angels and The Greenhouse Public House. If you're purchasing a listed property or one within the conservation area, our surveyors will advise whether a more detailed RICS Level 3 Building Survey might be appropriate. We also note any alterations that may require listed building consent or that might affect the property's historic character.

The South Wales region, including Llantarnam, has a history of coal mining that can affect properties. While no active mining exists in Llantarnam itself, our surveyors pay particular attention to any signs of mining-related subsidence or ground instability when inspecting properties in the wider area. This historical context means we examine foundations and ground conditions with extra care, particularly for older properties that may have been affected by past mining activity.

• Damp and condensation issues
• Roof defects and tile damage
• Structural movement and cracks
• Outdated electrical wiring
• Drainage and guttering problems
• Foundation and subsidence concerns

The Llantarnam area has seen significant new development in recent years, with the Oakfield Grange development by Lovell Homes providing 55 market homes and 23 affordable properties on the former Llantarnam Community Primary School site. The Abbey Woods development by Enzo's Homes offers detached three-bedroom homes in a convenient location. While these newer properties generally require less maintenance, our survey still checks that windows, doors, plumbing, and electrical systems were installed correctly and are functioning properly. The Lovell Homes development represents a £13.6 million investment in the area, bringing modern housing to what was previously school land.

The older housing stock in Llantarnam presents different challenges. Many properties in the village were built using traditional methods with sandstone or limestone walls and slate roofs, particularly those near the historic centre around Llantarnam Abbey. These period properties often lack modern damp-proof courses and may have original timber windows that require ongoing maintenance. Our surveyors are experienced in assessing these traditional buildings and can identify issues that might not be apparent to buyers unfamiliar with older construction methods. We understand the character of these historic homes and know how to assess their condition without damaging original features.

The proximity of the River Lwyd to parts of Llantarnam means that some properties may be at risk from fluvial flooding, although the Llantarnam Primary School flood risk assessment indicates most areas are at very low risk. Surface water flooding remains a concern, particularly given the 2014 event that caused internal flooding to 25 properties. We recommend that buyers in low-lying areas or those with historical flooding issues consider a more detailed flood risk assessment alongside our standard survey. The 2014 flooding was attributed to culvert overloads and public sewerage system issues, highlighting the importance of checking drainage infrastructure.

Llantarnam is home to a modern business park that provides local employment opportunities, contributing to the area's economic stability. The nearby Cwmbran town centre offers additional shopping and services, making Llantarnam an attractive location for families and commuters. The good transport links via the M4 motorway connect residents to Cardiff and Bristol, increasing the appeal of the area for those working in larger cities. This economic context makes Llantarnam a popular choice for property buyers seeking a balance between rural charm and urban accessibility.

Your RICS Level 2 survey report uses a standardised format that makes it easy to compare different properties and understand the issues found. Each section of the property receives a Condition Rating, with Rating 1 indicating good condition with no repairs currently needed, Rating 2 showing defects that require attention but are not serious or urgent, and Rating 3 highlighting serious issues that require urgent repair or investigation. The report also includes an Overall Opinion of the property's general condition, giving you a clear snapshot at a glance.

Beyond the condition ratings, your report provides practical advice on any defects discovered during our inspection. We explain what the issue is, why it matters, and what repair or remedial work might be needed. For complex issues, we recommend specialist contractors who can provide more detailed assessments. Our goal is to give you enough information to understand exactly what you're buying and what costs you might face after completion. We always aim to provide actionable advice that helps you plan for the future.

The report also includes a market valuation and an insurance reinstatement figure, which can be useful for mortgage purposes and for arranging appropriate buildings insurance. If we're aware of any significant environmental risks, such as flooding potential or ground instability, we include this information so you can make informed decisions about insurance and preventative measures. This is particularly relevant in Llantarnam, where we've seen the impact of surface water flooding and understand the local risk factors.

One of the most valuable aspects of your survey report is the ability to use it for negotiation purposes. If our inspection reveals significant defects, you can approach the seller to request either repairs before completion or a reduction in the purchase price to account for the remedial work needed. Many buyers are surprised at how effectively a survey report can be used to negotiate a better deal, often saving far more than the cost of the survey itself.