RICS Level 3 Building Survey in NP23

NP23 homes have their own quirks, which is why a RICS Level 3 Survey is so useful here. Terraced properties account for 40.5% of all homes, semi-detached houses make up 33.7%, and detached properties plus flats fill out the rest. Much of the stock dates from before 1945, built to serve the coal mining and ironworking communities that shaped the area. After decades of occupation, weather and, in some cases, poor maintenance, these properties really do benefit from a proper professional check.

We regularly inspect homes put together with traditional methods and local materials. Old Red Sandstone, brick and render are common, and slate or tile roofs are seen right across the area. Those older approaches were often solid, but they need an experienced eye to spot defects that have built up over many years. Our surveyors know how traditional solid wall construction behaves in the local climate, and they can separate surface blemishes from more serious structural worries.

Under NP23, the geology deserves close attention. Carboniferous rock formations run through the area, including coal measures, sandstones and shales. In some places there are clay-rich superficial deposits, which can trigger shrink-swell movement and affect foundations. Most importantly, Blaenau Gwent’s long history of coal mining means mining subsidence is still a possible issue, and our surveyors specifically look for it. Properties in Nantyglo and Blaina, where mining was especially intense, need careful checking for any sign of ground movement.

In NP23, the defects we most often come across include penetrating damp from porous external walls, rotting timber in windows and floors, tired roofs with missing or slipped slates, and structural movement linked to either mining activity or foundation subsidence on clay soils. Many homes also have old electrical systems and plumbing that may fall short of current regulations. Our Level 3 Survey looks at all of this in detail, so you know exactly what you are buying before you go ahead.

• Mining subsidence assessment
• Traditional construction evaluation
• Damp and timber defect identification
• Roof and structural element inspection
• Foundation and ground condition review
• Conservation area compliance check

Brynmawr town centre has designated Conservation Area status, so many properties there come under tighter planning controls. The area also includes listed buildings, among them the Grade II listed Market Hall, which need particular care when we assess condition and renovation requirements. If you are buying within the conservation area or a listed building, our surveyors understand the extra issues involved and can spot where previous works may have gone ahead without the right consents.

We understand what it means to buy period property in a conservation area. Our inspectors look at how historic building methods affect present-day condition, note where original features survive, and flag any alterations that may need listed building consent. That sort of detail helps you plan for the cost and practical demands of keeping a period home in NP23. Many Victorian and Edwardian houses in Brynmawr and Nantyglo still have sash windows, decorative plasterwork and traditional fireplaces, attractive features, but ones that need regular upkeep.

If you are looking at a property that needs renovation or conversion, our Level 3 Survey gives architects and building contractors the structural detail they need for accurate quotes and planning submissions. The report also acts as a thorough record of current condition, which is essential for any future listed building consent applications. We can advise on how feasible proposed alterations are and point out any structural limitations that could affect the work you have in mind.

Your RICS Level 3 Survey report is laid out to give you clear, practical information about the property’s condition. We use a traffic light rating system, green means no urgent action is needed, amber highlights defects that need attention but are not urgent, and red marks problems that need immediate attention. Each part of the property is covered in detail, with our inspector’s professional opinion on the cause of any defects and how they are likely to develop.

For NP23 homes, the report has specific sections on mining subsidence risk, foundation conditions and the condition of traditional building elements. Where we can do so reliably, we give estimated repair costs, although for more complex work we usually suggest getting quotes from local contractors who understand the demands of traditional buildings in this area. The report also gives practical maintenance guidance, helping you protect your investment over the long term.

One of the main advantages of the Level 3 Survey is the rebuild cost assessment, which works out what it would cost to rebuild the property if it were destroyed. This figure matters for insurance and is often needed by mortgage lenders. Our surveyors base it on the property’s size, construction type and local building costs, so you have suitable cover in place from day one.