RICS Level 3 Survey in Bro Machno

The housing stock in Bro Machno differs significantly from newer urban developments. Approximately half of all properties in this area were built before 1919, meaning they were constructed using traditional methods that modern surveyors must understand intimately. These older properties were typically built with solid stone walls, lime mortar, and Welsh slate roofs, all of which require specialist knowledge to assess accurately. A surface-level inspection simply cannot identify the defects that commonly affect these traditional buildings, which is why we recommend the Level 3 Survey for all pre-1919 properties in this area.

Our inspectors examine properties throughout the Conwy Valley, including the areas surrounding Bro Machno village, the properties along the Afon Machno floodplain, and the hillside homes with stunning views over the valley. Each location presents its own considerations. Properties near the river may have flood history or damp issues, while hillside homes might face different structural challenges related to ground conditions or drainage. We have surveyed properties along the B5106 through the village, as well as the more isolated farms and cottages accessed by narrow lanes leading up into the hills.

The geological conditions in our area add another layer of complexity. Bro Machno sits on Ordovician and Silurian sedimentary rocks, with glacial till and alluvial deposits in the valley bottoms. While shrink-swell risk from clay soils is generally low to moderate, localised ground conditions can vary significantly across short distances. Our surveyors know where to look for evidence of movement or subsidence, and they understand how historical mining activity in the wider Conwy Valley might affect individual properties. Some areas show evidence of past small-scale slate quarrying and lead mining, which can create localized ground instability that requires specific investigation.

The rural nature of Bro Machno means properties are often surrounded by mature trees and vegetation, which can significantly impact structural integrity. Tree roots from the extensive woodland areas can affect foundations and drainage systems, particularly in properties with older, shallow footings. Our inspectors examine the relationship between vegetation and the property carefully, noting any trees close to the building that may require further investigation by a structural engineer or arboriculturist.

• Traditional stone wall construction
• Welsh slate roofing
• Lime mortar pointing
• Solid timber floors
• Period windows and joinery
• Historical building methods

Our experience surveying properties throughout the Conwy Valley has revealed several recurring issues that buyers in Bro Machno should be aware of. Dampness is perhaps the most common problem, affecting both older stone properties and more recent constructions. Rising damp occurs where original damp-proof courses have failed or were never installed, while penetrating damp often affects properties exposed to prevailing winds from the hillsides. Condensation issues are particularly common in properties with inadequate ventilation, especially those that have been fitted with modern windows without adequate background ventilation. The high rainfall typical of North Wales, combined with the solid wall construction of many period properties, creates conditions where damp can readily penetrate if the building fabric is compromised.

Timber defects represent another significant category of findings. Woodworm infestation is relatively common in older properties with traditional timber frames and floorboards. Wet and dry rot can affect timber in areas of persistent damp, including sub-floor voids, roof spaces, and around leaking windows or roofs. Our inspectors know exactly where to look for these problems and how to assess their severity. We examine all accessible timber for signs of insect activity or fungal decay, including probing timbers where appropriate to assess their structural integrity.

Roofing issues feature prominently in our survey reports for Bro Machno properties. Slipped or broken slate tiles are common, particularly on older roofs where fixings have corroded. Lead flashings around chimneys and roof intersections often show signs of deterioration, and mortar pointing on ridge tiles may have failed. These defects can allow water penetration that leads to internal damage and timber decay. Our surveyors climb onto roofs where safe access is possible, and use drones for higher or steeper sections where appropriate. We inspect valleys, hips, and ridges carefully, as these are common failure points on traditional slate roofs.

Ground movement and subsidence, while not widespread in our area, do occur in certain locations. Properties built on or near ground affected by historical mining or quarrying activity may show signs of movement. We look carefully for cracking patterns that might indicate subsidence or ground heave, particularly in properties with shallower foundations common in older buildings. Tree roots from the mature trees and woodland that characterize much of the Bro Machno area can also affect foundations, especially during periods of dry weather when roots seek moisture from the soil beneath structures.