RICS Level 3 Survey in Dale, Pembrokeshire

Our RICS Level 3 Survey provides an exhaustive examination of all accessible areas of the property. Unlike simpler surveys, this detailed assessment covers the full structure from foundation to roof, including walls, floors, ceilings, joinery, and all building services. Our inspectors physically examine the property, accessing roofs where safe to do so, opening up accessible areas, and using professional equipment to assess hidden defects. We measure and assess the property against current building regulations and good practice standards, identifying any work that may have been carried out without proper approval.

For Dale's older properties, our survey pays particular attention to the condition of solid masonry walls, which are common in pre-1919 buildings throughout the village. We check for signs of structural movement, cracking, or subsidence that may indicate foundation problems. The survey also examines any extensions or alterations, ensuring they were properly constructed and do not compromise the structural integrity of the original building. Our surveyors are experienced in identifying historic repair methods and can distinguish between longstanding structural issues and more recent movement that may require attention.

Given the coastal environment, our inspectors specifically assess the impact of salt-laden air on external masonry, looking for efflorescence, spalling, and deterioration that can shorten the lifespan of building materials. We also examine roof coverings, flashings, and gutters, as slate roofs common in this area can suffer from slipped tiles, damaged mortar, and weathering that leads to water ingress. The proximity to Dale Bay and the Milford Haven waterway means many properties experience accelerated wear on external elements compared to inland locations.

Our survey includes a thorough assessment of damp levels throughout the property, using moisture meters to identify areas of concern. In coastal properties like those in Dale, penetrating damp is a common issue, particularly in properties with solid walls that lack modern damp-proof courses. We examine the condition of any existing damp-proofing measures and provide recommendations for improving the resistance to moisture ingress where necessary.

• Complete structural assessment
• Damp and moisture analysis
• Timber condition inspection
• Electrical and plumbing overview
• Roof and chimney examination
• Boundary and grounds assessment

Properties in Dale face specific environmental challenges that our inspectors understand intimately. The village sits on Dale Bay, exposing homes to coastal weather patterns, strong winds, and salt-laden air that can accelerate building material degradation. Our Level 3 Survey specifically addresses these coastal issues, documenting any existing damage and highlighting areas at risk of future deterioration. We have seen numerous properties in the area suffering from salt contamination on external walls, particularly on north-facing elevations that receive the prevailing wind and sea spray.

Damp issues are particularly prevalent in Dale's older properties due to the combination of age and coastal exposure. Rising damp affects many solid-wall constructions, while penetrating damp commonly occurs where roof coverings have deteriorated or flashings have failed. Our inspectors regularly find wet rot and dry rot in window frames, door frames, and floor timbers, particularly in properties where ventilation is inadequate. We also check for evidence of woodworm infestation, which can affect older timber structures throughout the village.

The slate roofing common to Dale properties, while durable, requires regular maintenance and inspection. We frequently identify slipped or broken slates, degraded mortar pointing, and corroded valley gutters during our surveys. These defects can allow water ingress that may not be immediately visible from inside the property but can cause significant damage to ceiling timbers and internal finishes over time. Our surveyors will access the roof space where safe to do so and provide detailed findings on the condition of all roofing elements.

Properties in low-lying areas near Dale harbour face potential flood risk from tidal surges and storm events. Our inspection examines the property for evidence of previous flood damage, including water staining, mud deposits, and affected electrical installations. We assess the flood resilience of the property and note any recommended improvements that could reduce the risk of future flood damage. This is particularly important for properties close to the waterway or in areas known to be susceptible to surface water flooding during heavy rainfall.

The local geology around Dale consists primarily of Old Red Sandstone with some Carboniferous Limestone deposits, particularly on the peninsula approaches to the village. These geological formations create the distinctive red and grey stone commonly seen in local buildings and boundary walls. Our surveyors understand how these rock types respond to weathering and can identify signs of deterioration that may not be immediately apparent to untrained observers.

Superficial deposits in the area include glacial till and marine alluvium in lower-lying areas near the harbour. While significant clay deposits are not predominant throughout Dale, some areas may contain clay-rich soils that could experience shrink-swell movement during periods of drought or heavy rainfall. This is particularly relevant for properties built on land that was previously agricultural and may have different ground conditions than the surrounding bedrock. Our surveyors assess ground conditions and note any signs of movement or settlement that may relate to underlying soil conditions.

The proximity to Milford Haven waterway means that properties in certain locations may be affected by tidal influences and the presence of soft alluvial deposits. Where properties show signs of settlement or uneven floors, we will investigate whether this relates to the underlying ground conditions or to the structural condition of the building itself. This detailed analysis helps distinguish between cosmetic defects and more serious structural issues that may require specialist intervention.