RICS Level 2 Survey in Three Crosses

Our comprehensive RICS Level 2 survey examines all accessible parts of the property to identify defects, potential issues, and areas requiring future maintenance. Our inspectors assess the roof structure, walls, windows and doors, plumbing and electrical systems, and the overall condition of the building fabric. For Three Crosses properties, this is particularly valuable given the mix of older traditional homes and more recent constructions in the area. Many properties here feature traditional solid wall construction using local stone or brick, while newer homes built from the 1980s onwards typically have cavity wall construction with brick or rendered blockwork.

The survey includes a thorough inspection of both the interior and exterior of the property, looking for signs of damp, timber decay, structural movement, and any issues with the construction that could affect the building's integrity or your future repair bills. We examine the condition of roof coverings, chimney stacks, rainwater goods, and the condition of walls and foundations. For properties with slate roofs, which are common in this area, we pay particular attention to the condition of the slates, ridges, and flashings, as these older roofs may be reaching the end of their practical lifespan.

Every RICS Level 2 report includes clear condition ratings that help you prioritise any repairs or negotiations with the seller. Our surveyor will flag issues as "red" (requires urgent attention), "amber" (requires attention but not urgent), or "green" (satisfactory condition). This straightforward system helps you understand exactly what you're committing to financially when you purchase your Three Crosses property. The report also includes an energy efficiency section highlighting any obvious issues with insulation or heating that could affect your running costs.

• Roof structure and covering condition
• Walls, foundations and structural integrity
• Windows, doors and joinery
• Damp and moisture assessment
• Electrical and plumbing systems
• Drainage and external areas

Three Crosses sits within the South Wales Coalfield region, where the underlying geology typically consists of Carboniferous rocks including sandstones, shales, and coal seams. Our surveyors are experienced in identifying signs of potential ground movement or subsidence that can affect properties in former mining areas. While not every property will be affected, we carefully examine walls, floors, and foundations for any indicators of movement that might suggest ground instability.

The superficial deposits in this area include glacial till and alluvium, which can contain clay soils presenting a shrink-swell risk. This means properties with shallow foundations may experience movement during periods of drought or heavy rainfall as the clay soil expands and contracts. Our inspectors look for cracking patterns, doors and windows that stick, and other tell-tale signs that might indicate this type of ground movement affecting the property.

While Three Crosses is located inland and faces minimal coastal flood risk, surface water flooding can occur during heavy rainfall due to the local topography and drainage patterns. We note any evidence of previous flooding or water staining that might indicate a history of water ingress. If significant concerns are identified in any of these areas, we will recommend appropriate specialist reports such as a mining report from the Coal Authority or a flood risk assessment.

• Carboniferous geology with coal seam history
• Potential shrink-swell clay soil risk
• Surface water flooding consideration
• Historical mining activity in the South Wales Coalfield

Given the variety of property ages in the Three Crosses area, our surveyors frequently encounter several common issues that buyers should be aware of. Older properties, particularly those built before 1980, often have outdated electrical wiring that may not meet current safety standards. We check the condition of consumer units, wiring, and socket outlets, flagging any areas that require immediate attention from a qualified electrician. Many older homes still have original fuse boxes rather than modern circuit breakers, which represents both a safety concern and an indicator that the electrical installation may be due for replacement.

Damp problems represent one of the most frequent issues we identify in Three Crosses properties. Rising damp can affect properties lacking adequate damp-proof courses, while penetrating damp often results from damaged roof coverings, defective flashings, or deteriorating pointing. Our inspectors use their expertise to identify the type and cause of any dampness, providing you with clear recommendations for remediation. Properties with solid walls are particularly prone to condensation issues, especially in bedrooms and bathrooms where ventilation may be inadequate.

Roof conditions vary significantly across the village, with some properties featuring original slate roofs that may be reaching the end of their lifespan. We assess the condition of tiles or slates, flashings, ridges, and rainwater goods. Defective gutters and downpipes can cause water penetration that leads to internal damp and structural damage over time, so we pay particular attention to these areas. The mix of traditional slate roofing and modern tile roofs in the area means each property requires individual assessment.

Timber decay and woodworm (common furniture beetle) are frequently identified in older properties throughout the Three Crosses area. We examine all visible timber elements including floor joists, roof timbers, window frames, and door frames for signs of active infestation or historic damage. Any identified issues are clearly flagged in the report with recommendations for treatment by specialist contractors.

• Damp and condensation issues
• Roof deterioration and tile damage
• Outdated electrical wiring
• Timber decay and woodworm
• Structural movement and cracking
• Defective windows and doors

Once our surveyor completes the inspection, you'll receive your detailed HomeBuyer Report within 3-5 working days. The report follows the RICS standard format, making it easy to compare with other survey reports if needed. Each section of the property is clearly rated, with specific defects described and photographs included to illustrate the issues. The report uses the traffic light system (red, amber, green) so you can quickly identify which areas need urgent attention.

The report also includes a section on energy efficiency, highlighting any obvious issues with insulation or heating that could affect the property's running costs. For properties in Three Crosses, this is increasingly important as buyers become more conscious of energy performance and the cost of heating older properties. If the property has solid walls rather than cavity wall insulation, this will be noted along with potential options for improving thermal efficiency.

If you have any questions about your report, our team is here to help you understand the findings and decide on the next steps. We can explain technical terms, discuss the implications of any defects, and advise on whether you need any specialist follow-up surveys such as a timber and damp survey, an electrical inspection, or a mining report. Our goal is to ensure you have all the information you need to proceed with confidence in your Three Crosses property purchase.