RICS Level 2 HomeBuyer Survey in SA36 (Hermon & Glogue)

The SA36 area encompasses Hermon and Glogue, picturesque villages in the heart of Pembrokeshire where property transactions have shown interesting trends recently. With house prices in SA36 sitting 37% below the 2023 peak of £321,900, buyers have opportunities in what is now a more accessible market. However, purchasing at a lower price point does not eliminate the need for a thorough survey - in fact, it may be even more important to understand exactly what you are buying, particularly given the mix of older properties in the area.

Our experience in SA36 shows that many properties here are traditional Welsh builds, often constructed with local stone, render, and slate roofing materials that were common in the region throughout the 19th and early 20th centuries. These older properties, while full of character, can present specific challenges including damp penetration, aging roof structures, and outdated electrical systems that a Level 2 survey will identify. Properties such as the charming two-bedroom cottages dating back to pre-1900 that appear in the SA36 market require an experienced eye to assess properly.

The recent sales data showing 175 properties changing hands in SA36 over the last year indicates active market activity, despite the 3% year-on-year price decline. Whether you are purchasing a terraced property (which dominate sales in the area), a detached home, or a semi-detached house, our chartered surveyors provide the detailed assessment you need. The typical cost range for a Level 2 survey in SA36 falls between £400 and £800, depending on property size and type, representing a modest investment compared to the average property price of over £200,000.

For properties in SA36 that are over 50 years old, which represents a significant portion of the housing stock in this rural area, a Level 2 survey becomes particularly valuable. Older properties may have hidden defects that are not immediately apparent during a viewing, from structural movement to decaying timbers or inadequate insulation. Our surveyors know exactly what to look for in Welsh properties of this age and can provide you with the that comes from a thorough, professional assessment.

• Comprehensive visual inspection of all accessible areas
• Clear condition ratings (Condition Rating 1, 2, or 3)
• Assessment of walls, roof, floors, windows, and doors
• Identification of urgent defects and future maintenance needs
• Market value opinion and insurance reinstatement figures
• Professional advice on legal and regulatory matters

Our chartered surveyors bring specific expertise in assessing properties across Pembrokeshire, including the SA36 area. When inspecting a property in Hermon or Glogue, we pay particular attention to the types of construction common in rural Welsh villages. Traditional properties in this area often feature solid wall construction rather than modern cavity walls, which can affect insulation and moisture management. The surveyor will assess whether appropriate ventilation is in place and whether any damp proof courses are functioning correctly.

Welsh slate roofing is prevalent throughout the SA36 region, and our surveyors know how to identify signs of wear, damaged slates, or deteriorating flashings that could lead to leaks. With properties here ranging from historic cottages to more modern developments, each brings its own set of potential issues. The surveyor will also check the condition of gutters and downpipes, which are particularly important in areas with mature trees and foliage that can cause blockages.

Given that SA36 is an inland postcode in Pembrokeshire, flood risk from rivers and surface water is a consideration our surveyor will assess, even though no specific flood zones were identified in general searches. The proximity to smaller watercourses in the rural landscape means drainage and ground conditions are worth examining. Additionally, properties with large gardens or rural settings may have septic tanks or private drainage systems that require specific checks.

Electrical and plumbing systems receive close attention, particularly in older properties where wiring may not meet current regulations. Our surveyors will visually inspect consumer units, wiring, and plumbing where accessible, flagging any obvious safety concerns or outdated installations that warrant further investigation by qualified electricians or plumbers before completion. We pay particular attention to consumer units (fuse boxes) that may be outdated, and we note any visible corrosion or DIY modifications that could pose safety risks.

Our surveyors also examine the property's foundations and look for signs of subsidence or structural movement. While SA36 does not have known widespread subsidence issues, we check for cracking patterns, uneven floor levels, and doors or windows that stick, which could indicate underlying structural concerns. Any suspect areas are flagged with a Condition Rating 3, recommending further investigation by a structural engineer if necessary.

Once your RICS Level 2 survey is complete, you will receive a comprehensive report that follows RICS standards and uses a consistent format. Each section of the property receives a Condition Rating: Rating 1 means the element is in good condition with no repair needed, Rating 2 indicates defects that require attention but are not serious, and Rating 3 highlights serious defects that require urgent investigation. This clear system helps you quickly identify which issues need immediate action versus those that can be monitored over time.

The report also includes a Market Value opinion, which is based on the surveyor's assessment of the property in its current condition. This figure can be particularly useful in SA36 where property prices have shown significant movement, sitting 37% below the 2023 peak. If the survey reveals defects that will require expenditure to remedy, you can use this information to negotiate a reduction from the asking price, potentially saving you thousands of pounds.

For first-time buyers in the SA36 area, or those new to the property market, the survey report also includes a helpful summary of the legal issues to consider. This covers matters such as planning permissions, building regulations compliance, and any rights of way or easements that may affect the property. While this is not a substitute for legal advice from your conveyancer, it provides a useful overview of matters requiring attention.

Your report will include clear photographs of any defects identified, making it easy to understand exactly what issues were found and where they are located. We also provide practical recommendations for addressing each issue, from simple maintenance tasks you can do yourself to specialist investigations that require qualified contractors. This actionable advice helps you plan for both immediate and future maintenance needs for your SA36 property.