RICS Level 2 Survey in Tonna

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. We examine the walls, roof, floors, doors, windows, and permanent fixtures, looking for signs of defects, decay, or damage that could affect the property's value or require expensive repairs. The survey includes a detailed assessment of the property's condition against its age and type, with clear ratings from "Okay" to "Urgent" so you understand exactly what you're dealing with. Each element of the property is colour-coded in our report - green for satisfactory condition, amber for requires attention, and red for urgent defects that need immediate professional involvement.

In Tonna specifically, our inspectors pay close attention to issues common in the local housing stock. Many properties here were built between 1945 and 1980, meaning they may show signs of age-related wear such as deteriorating roof coverings, outdated electrical systems, or original plumbing that may need updating. Older properties dating back to the pre-1919 period, while charming, often present challenges like solid wall construction lacking modern cavity wall insulation, potential rising damp, and timber elements that may have been affected by decades of moisture exposure. We examine these properties with particular care, knowing that traditional construction methods used decades ago may not meet current building regulations.

The survey also includes an assessment of any environmental risks specific to the Tonna area. Given the area's proximity to the River Neath, we note any flood risk indicators, and we examine the property for signs of subsidence or movement that could relate to the underlying Carboniferous geology or past mining activity. Our surveyors are familiar with the local ground conditions and can identify warning signs that a less experienced inspector might miss. We look specifically at foundation walls for cracking, check window and door frames for signs of movement, and examine external walls for subsidence indicators such as stepped cracks or uneven brickwork.

• Visible signs of damp and rot
• Roof condition and insulation
• Wall structure and cracking
• Windows and door operation
• Electrical and plumbing visible work
• Drainage and gutters
• Risk of flooding or subsidence
• Any illegal alterations

Understanding the construction methods used in Tonna properties helps our surveyors provide accurate assessments. The majority of homes in the area were built using traditional brick and render techniques, with solid external walls that predate modern cavity wall construction. These solid walls, while durable, can be susceptible to penetrating damp, particularly in the prevailing westerly winds that come off the Bristol Channel. The render finish, often a traditional cement or lime-based render, can crack over time, allowing water ingress that leads to internal damp problems.

Roof construction in Tonna varies depending on the age of the property. Older Victorian and Edwardian properties typically feature steep-pitched slate roofs with decorative ridge tiles, while mid-century homes from the 1950s and 1960s often have less steep pitches with concrete tiles or thinner slate. Our surveyors examine the roof covering for slipped or broken tiles, check the condition of lead flashing around chimneys and valleys, and assess the roof space for signs of past or current leaks. Many properties in Tonna still have original roof felt that may have degraded over time, potentially allowing wind-driven rain into the roof space.

Foundations and sub-structure vary across Tonna depending on the underlying geology. Properties built on the higher ground to the north of the village typically have shallower foundations on the sandstone bedrock, while those in lower-lying areas near the River Neath may have deeper foundations through alluvial soils. The presence of shrink-swell clay in parts of the Neath Port Talbot area means that properties with trees nearby - particularly large deciduous trees - may experience foundation movement as the clay expands and contracts with seasonal moisture changes. Our inspectors assess the relationship between trees and foundations carefully, noting any signs of movement that might indicate clay shrinkage issues.

Tonna's location near the River Neath brings specific environmental considerations for property buyers. Parts of the area face fluvial flood risk, particularly properties in lower-lying positions or those near watercourses. Surface water flooding can also occur during periods of heavy rainfall, as the local topography can channel water through certain areas. Our Level 2 Survey includes observation of any signs of previous flooding or water damage, though we always recommend that buyers also check the relevant flood risk maps and consider specific flood searches for properties in vulnerable locations. Properties within the flood plain may require specialist insurance and may face restrictions on future development.

The geology beneath Tonna presents another important consideration. The Neath Port Talbot area is characterised by Carboniferous rocks including coal measures, sandstones, and shales. These geological conditions, combined with the region's mining history, mean that some properties may be built on or near former colliery workings. This can create risks of ground instability, subsidence, or mine entry collapse. Our surveyors look for signs of movement or cracking that might indicate underlying issues, and we recommend that buyers in Tonna also obtain a mining search to check for historical mining activity beneath the property. The Coal Authority maintains records of past mining activity, and a search can reveal whether mine entries or recorded seams exist beneath a specific property.

The shrink-swell clay risk in parts of Neath Port Talbot adds another layer of consideration. Clay soils expand and contract with moisture changes, which can put stress on foundations and lead to subsidence, particularly for properties with shallow foundations or those with trees nearby. Our inspectors assess the condition of the property's foundations and look for any signs of movement that might relate to ground conditions. Properties with trees close to the building receive particular attention, as tree roots can draw moisture from the soil and exacerbate shrink-swell behaviour. We note the type and proximity of trees to the property and assess whether foundation depth is likely to be adequate given local ground conditions.

Based on our experience surveying properties throughout Tonna and the wider Neath Port Talbot area, several issues recur frequently. Damp is perhaps the most common problem, particularly in older properties with solid walls that lack modern cavity wall construction. Rising damp can affect ground floor walls, especially where damp proof courses have failed or were never installed. Penetrating damp often appears around windows, in roof spaces, or in walls exposed to prevailing winds. Our inspectors use visual indicators and moisture meters to assess the extent and cause of any dampness found. Properties with render finishes are particularly prone to damp penetration where the render has cracked or deteriorated.

Roof problems feature prominently in our survey findings for Tonna properties. Many homes in the area have roofs that are now decades old, with slate or tile coverings that may have slipped, cracked, or lost their fixings over time. Lead flashing around chimneys and roof penetrations often deteriorates, leading to leaks. Flat roof sections, where present, may have failed or be approaching the end of their lifespan. In the roof space, we commonly find inadequate insulation, outdated felt, and signs of past or current leaks. The steep-pitched slate roofs on older Tonna properties, while aesthetically pleasing, require regular maintenance to remain weatherproof.

Timber defects represent another significant category of findings in Tonna surveys. Joists, rafters, and structural timbers can be affected by woodrot fungi or woodworm infestations, particularly in properties with persistent damp problems or poor ventilation. Our surveyors inspect accessible timber elements visually, tapping them to check for soundness and looking for signs of insect activity or fungal growth. Where concerns are identified, we recommend further investigation by a specialist timber treatment contractor. The combination of Tonna's climate - wet winters and relatively mild temperatures - creates conditions that can encourage timber decay if properties are not properly maintained.

Electrical and plumbing issues are also commonly identified in Tonna properties, particularly those built before modern regulations. Many homes from the mid-20th century still have original fuse boxes with rubber-coated wiring that would not meet current standards. Similarly, lead pipes or old galvanised steel plumbing may still be present in some properties, potentially affecting water quality and pressure. Our surveyors visually inspect accessible electrical and plumbing installations and note any obvious concerns, though we always recommend a qualified electrician and plumber provide more detailed assessments for these specialist areas.