RICS Level 3 Building Survey in CF35

The RICS Level 3 Survey, formerly known as a Full Structural Survey, goes far beyond the basic visual inspection offered by standard valuations. Our inspectors examine every accessible part of the property, including the roof structure, walls, floors, ceilings, doors, windows, and the overall integrity of the building's framework. We identify defects, explain their implications, and categorise issues by severity, helping you understand which problems are cosmetic, which require urgent attention, and which could indicate serious structural concerns. Each defect is photographed and documented with clear explanations written in plain English rather than technical jargon.

For properties in the CF35 area, this level of detail is particularly valuable given the mix of housing stock found here. The region includes older village properties dating back to the pre-1919 and interwar periods alongside modern developments such as the extensive Parc Derwen estate in Coity. Each property type presents different potential issues, from damp and timber decay in older buildings to snagging and construction defects in newer homes. The Level 3 Survey addresses these specific concerns with a tailored approach that focuses on the most relevant issues for each property type.

Our surveyors also assess the property's environment, including local geological factors that affect properties in South Wales. Given the clay soils prevalent in parts of Bridgend County, we pay particular attention to signs of subsidence, shrink-swell movement, and the condition of foundations. We also note any proximity to historical mining activity, which remains a consideration for properties in parts of the CF35 area. When we inspect a property near Heol Stradling in Coity or in the older parts of Pencoed, we know exactly what to look for based on our accumulated local experience.

The RICS Level 3 Survey report includes a traffic-light rating system that allows you to quickly identify the most serious issues. Red-rated items require urgent attention, amber items are significant concerns that should be addressed, and green items are minor issues. This clear system helps you prioritise any remedial work and provides objective evidence when negotiating with sellers.

• Roof structure and covering condition
• Wall construction and structural integrity
• Foundation and subsidence assessment
• Damp and timber decay investigation
• Electrical and plumbing visible defects
• Energy efficiency observations

Properties across the CF35 area present several recurring issues that our RICS Level 3 Surveys frequently identify. In older properties, rising damp is a common concern, particularly where original damp-proof courses have failed or were never installed. Timber defects including woodworm infestation and wet or dry rot are also regularly discovered, especially in properties with poor ventilation or historical plumbing leaks. We have found these issues in properties throughout Pencoed and Coychurch, particularly in older terrace properties that have seen minimal modernisation over the decades.

The local geology creates specific challenges for some properties in the Bridgend area. Clay soils are known to undergo shrink-swell movements depending on moisture content, which can stress foundations and lead to subsidence or structural movement. Properties with large trees nearby, particularly in the rural fringes of CF35, are especially vulnerable to this issue. Our surveyors carefully assess foundation conditions and look for signs of movement or cracking that might indicate these problems. We have identified subsidence issues in properties near mature woodland areas where tree roots have affected soil moisture levels.

For properties in areas with historical coal mining activity, which exists in parts of South Wales including the Bridgend region, we assess the potential risk of mining subsidence. While not all properties in CF35 will be affected, properties in known mining areas require careful evaluation. We recommend coal mining risk reports for properties in higher-risk areas and note any relevant concerns in our survey reports. Additionally, properties in low-lying areas near watercourses may face flood risk, and our surveyors note any evidence of previous flood damage or susceptibility to surface water flooding, particularly in areas near the River Ogmore catchment.

Newer properties in developments like Parc Derwen present a different set of common issues. We frequently identify defects in window installations, inadequate ventilation in en-suite bathrooms, minor cracking in fresh plaster, and issues with developer-installed fixtures and fittings. These snagging issues are often covered by new-build warranties, and our detailed reports help you identify items that should be addressed before the warranty period expires. We have specific experience with the construction methods used by the various developers active in the CF35 area.

• Rising and penetrating damp
• Timber rot and woodworm
• Roof covering deterioration
• Foundation movement and subsidence
• Outdated electrical installations
• Drainage and plumbing defects
• New-build snagging issues
• Ventilation deficiencies