RICS Level 2 Survey in Resolven

Resolven's housing stock tells a fascinating story of industrial history, with the majority of properties built during the 19th century when coal mining dominated the local economy. Our inspectors regularly encounter issues common to older properties in the area, including structural concerns related to the valley's glacial till geology, potential flood risks from the River Neath and Clydach Brook, and the effects of past mining activity on ground stability. The combination of historic construction methods and the challenging Welsh terrain means that a professional survey is particularly valuable for buyers in this area. The glacial till beneath Resolven can exhibit shrink-swell behaviour, particularly when combined with clay deposits, which may affect foundation performance over time.

Many properties in Resolven were built as terraced workmen's houses, often with traditional brick or stone construction and slate roofs. While these homes have character, they can suffer from damp issues, aging plumbing, and outdated electrical systems. Our RICS Level 2 survey includes a thorough inspection of the property's structure, roof, walls, plumbing, and electrical systems, giving you a comprehensive understanding of any work that may be needed. We look for signs of subsidence, which can be a concern in areas with historic mining activity, and check for dampness, which is particularly common in older properties with solid walls. Research indicates that 32% of homes built before 1919 are classed as non-decent, making professional surveys especially valuable for Resolven's older housing stock.

The flood risk in Resolven is a significant consideration for buyers. Properties in lower Resolven, including areas around John Street and the Neath Vale business park, face potential flooding from the River Neath, while upper Resolven properties near the B4434 road are at risk from the Clydach Brook. Our surveyors will identify any signs of previous flood damage and assess the property's vulnerability to future flooding events, ensuring you have all the information you need before committing to your purchase. The River Neath at Resolven typically ranges between 0.27m and 1.60m, but the recorded high of 3.29m in February 2020 demonstrates the serious flood risk that properties in the valley have faced.

Resolven also has several listed buildings, including the Sardis Baptist Chapel rebuilt in 1904, the Grade II listed bridges over the former Vale of Neath Railway and Neath Canal, and historic farmhouses like Llwyn-coedwr. If you are considering purchasing a listed property, our team will advise whether a more comprehensive RICS Level 3 Building Survey would be more appropriate given the specialist considerations required for historic buildings.

• Structural defects and subsidence
• Damp and condensation issues
• Roof condition and aging tiles
• Outdated electrical wiring
• Plumbing and water pressure problems
• Flood risk assessment

Our experience surveying properties across Resolven and the surrounding Neath Port Talbot area has given us valuable insight into the typical issues affecting homes in this valley location. The combination of historic mining activity, the local geology, and the age of much of the housing stock means that certain problems recur frequently. Understanding these common issues helps you know what to expect and allows you to plan for any necessary repairs or renovations after purchase. The closure of major employers like TRW Cam Gears in 2011 has also affected property maintenance levels in some areas, as older homes may have seen reduced investment in recent years.

One of the most frequently identified issues is damp, particularly in the solid-wall properties that make up much of Resolven's terraced housing. Without modern cavity wall insulation, these properties can suffer from penetrating damp and condensation, especially in rooms with poor ventilation. Our surveyors check for visible signs of dampness, measure moisture levels, and identify the likely cause, whether it is rising damp, penetrating damp from a defective roof or gutter, or condensation from everyday activities. Properties built before 1900 may also contain lead pipes or galvanized steel plumbing, which can affect water quality and are at risk of failure.

Roofing problems are another common finding, given the age of many properties and the use of traditional slate roofing materials. While properly maintained slate roofs can last for many decades, older roofs may have damaged or missing tiles, deteriorating mortar on ridges, and issues with flashings around chimneys and valleys. Our inspection includes accessible roof areas and identifies any signs of leaks or water damage that could lead to more serious problems if left unaddressed. Properties in upper Resolven near the B4434 road may also have roofs affected by overhanging trees, which can cause additional moss growth and debris buildup.

Electrical and plumbing issues are frequently identified in Resolven's older properties. Many Victorian and Edwardian homes still have original fuse boards, outdated wiring that does not meet current regulations, and galvanized steel or lead water pipes. These systems pose safety risks and may need upgrading to meet modern standards. Our survey includes visual assessment of electrical consumer units, wiring conditions, and plumbing materials, with recommendations for necessary upgrades. We also check for the presence of asbestos, which may be found in properties built before 1999, particularly in floor tiles, pipe cement, and thermal insulation.

• Roof defects and missing slates
• Rising and penetrating damp
• Cracks in walls and ceilings
• Outdated electrical installations
• Lead or galvanized steel pipes
• Signs of subsidence or movement