RICS Level 2 Home Survey in Wales

Our RICS Level 2 surveys provide a detailed assessment of the property's condition, identifying any defects, potential issues, and areas requiring attention. The survey includes a thorough inspection of all accessible areas of the property, from the roof and walls to the foundations and damp levels. We examine the condition of the windows, doors, plumbing, electrical systems, and heating, providing you with a clear picture of the property's overall state. Our surveyors use their training and experience to spot signs of problems that an untrained eye would miss, from subtle cracking patterns that indicate subsidence to early signs of timber decay in roof spaces.

In Wales, where properties range from centuries-old stone cottages to contemporary new builds, our surveyors bring local expertise to every inspection. We understand the specific construction methods used throughout Wales, whether it is the traditional solid stone walls found in many rural properties or the modern building systems employed in new developments like Plasdwr in Cardiff or Glan Llyn in Newport. This local knowledge allows us to identify issues that might be missed by less experienced assessors who are unfamiliar with Welsh building traditions. We know what to look for in properties built with local slate, from the quarries of Blaenau Ffestiniog, and understand how these traditional materials perform over time.

The Level 2 survey also includes a market valuation and rebuild cost assessment, which is particularly valuable in the current Welsh market where property prices have shown strong growth. Our reports provide traffic light ratings for different areas of the property, making it easy to understand which issues require immediate attention and which are minor concerns that can be addressed over time. This clarity helps you negotiate with sellers if significant repairs are needed. The valuation element is particularly useful for mortgage purposes and for ensuring you are paying a fair price for the property in the current market.

Our inspectors are experienced in identifying defects common to Welsh properties. In older Victorian and Edwardian terraced houses, a frequent concern is roof condition, particularly the replacement of traditional slate tiles that may have reached the end of their lifespan. In properties throughout the South Wales Valleys, we frequently encounter issues with rain penetration through cracked render and the effects of decades of condensation in solidly constructed homes with limited ventilation. Our knowledge of these typical defects means we know exactly where to look and what to recommend.

• Roof and loft structure
• Walls, floors, and ceilings
• Windows and doors
• Damp and rot detection
• Electrical and gas safety
• Heating systems
• Boundaries and outbuildings

The geography and geology of Wales create specific challenges for property owners and buyers that our surveyors understand intimately. Across Wales, clay soils are prevalent in many areas, particularly in the south-eastern regions around Glamorgan and Gwent. These clay deposits shrink during dry periods and swell when wet, causing ground movement that can affect foundations. Our surveyors are trained to identify the signs of this shrink-swell activity, including cracking in walls and doors that no longer close properly. This knowledge is essential when inspecting properties in areas like the outskirts of Cardiff, Newport, and the Vale of Glamorgan where clay soils are most common.

Limestone geology is another significant factor in many parts of Wales, particularly in South Wales where karst landscapes have developed over millions of years. This geological formation can create dissolution features beneath the surface, including sinkholes and subterranean voids. While dramatic sinkhole events make news headlines, our surveyors know how to spot the subtle signs that may indicate underlying limestone issues, from circular cracking patterns to unexplained damp patches. Properties in areas like the Carboniferous limestone outcrops around Caerphilly and Monmouthshire receive particular attention from our team.

Wales' extensive coastline means many properties face flood risk from tidal surges and coastal storms. Areas along the Severn Estuary, including parts of Cardiff Bay and the Gwent coastline, have seen increased flooding concerns in recent years. Our surveyors inspect properties with flood risk awareness, noting flood resilience measures, the condition of damp-proof courses, and the history of any flood damage. We can advise on what to look for in properties that may have been affected by previous flooding events, including the condition of electrical installations and potential contamination of plasterwork and timber.

The diverse housing stock across Wales requires surveyors who understand local construction methods. In rural Mid and West Wales, many properties are constructed using local stone, often with solid walls that lack the cavity construction found in modern homes. These solid-walled properties require different assessment criteria, particularly regarding thermal efficiency and damp penetration. Our surveyors understand how to evaluate these traditional buildings without applying modern standards inappropriately, ensuring you receive accurate advice about any property you are considering purchasing.

The Welsh housing market has seen significant new build activity in recent years, with major developments across South, North, and Mid Wales creating thousands of new homes. From the large-scale Plasdwr garden city development in North Cardiff to the growing communities of Glan Llyn in Newport and Hendrefoilan Park in Swansea, buyers have more new build options than ever before. However, even brand new properties can contain defects that only an experienced surveyor will identify. Our inspectors are familiar with the common issues affecting new build properties in Wales, from snagging issues in newly completed homes to systemic problems that may affect entire developments.

New build properties in Wales are constructed using modern building methods that differ significantly from traditional Welsh construction. These properties typically feature cavity wall construction, modern insulation systems, and uPVC windows and doors. While these systems generally perform well, our surveyors know the specific defects that can affect new builds, including issues with window seals, ventilation systems, and the standard of workmanship that varies between developers. We have surveyed properties from all the major developers active in Wales, including Taylor Wimpey, Bellway Homes, St Modwen Homes, Persimmon Homes, and Llanmoor Homes.

Many new developments in Wales are built on previously developed land or on greenfield sites that may have specific ground conditions. In areas where former industrial activity has taken place, we pay particular attention to potential contamination and ground stability. Our surveyors understand the local geology and can advise if further investigation is recommended. This is particularly relevant in parts of South Wales where former coal mining and heavy industry have left a legacy that can affect ground conditions.

Wales boasts a rich architectural heritage with numerous conservation areas and listed buildings across the country. Historic town centres in Cardiff, Swansea, and many market towns contain designated conservation areas, while rural villages often feature period properties subject to strict planning controls. Properties within these areas or those that are listed may require specialist surveys and permissions for any alterations, making a thorough survey even more important before purchase. The extra complexity involved in owning a listed building or property in a conservation area means it is essential to understand what you are taking on before you commit to the purchase.

Our surveyors have experience inspecting properties in Wales' conservation areas and can identify issues relevant to historic buildings, including listed building compliance requirements. If you are considering a property in a designated area, we can advise on any additional considerations you should be aware of during the purchase process, from permitted development restrictions to requirements for listed building consent when making alterations. We understand the extra responsibilities that come with owning a listed building and can highlight any areas where previous owners may have carried out unapproved works.

The age of properties in conservation areas means our surveyors pay particular attention to building defects common to older properties. Traditional construction methods, including solid stone walls, lime-based mortars, and historic roof coverings, require different assessment criteria to modern buildings. We know how to evaluate the condition of these traditional elements without recommending inappropriate modern repair solutions that could actually cause damage to historic fabric. This expertise is particularly valuable when purchasing period properties in areas like the Victorian terraces of Roath in Cardiff or the Georgian squares of Swansea.