Snagging Survey Pontyclun & Llanharan (CF72)

Our snagging surveys in CF72 start from £295 for a two-bedroom property. A three or four-bedroom new build at Parc Llanilid or Melin Newydd typically costs between £349 and £449. Five-bedroom properties at the upper end of the Melin Newydd range are priced from £449. There is no premium for the South Wales location - our pricing reflects property size, not postcode.

Yes, and we specifically recommend it given the site history. Parc Llanilid is built on a restored former opencast coal mine - one of the largest brownfield regeneration projects in South Wales. While Persimmon will have conducted ground investigation and designed foundations for the made-ground conditions, early settlement indicators, drainage gradient issues, and inconsistencies in finished levels are more common on made-ground sites. Our inspectors know what to look for on opencast restoration sites. We operate independently of Persimmon and have no commercial relationship with the developer.

A standard three or four-bedroom new build typically takes three to four hours. Larger five-bedroom detached properties at Melin Newydd or the larger Persimmon plots take four to five hours. You will receive a written report with photographs within 48 hours of the inspection. We recommend booking before legal completion, ideally in the two weeks prior, so you have time to present the report to your developer.

Coal mining legacy affects the pre-purchase searches and legal process rather than the snagging inspection itself, but the two are connected. Our inspectors check for evidence of ground movement - uneven floor levels, cracks at wall-floor junctions, gaps around door frames - which can indicate differential settlement in made ground. On Parc Llanilid plots, we pay close attention to these indicators given the opencast backfill substrate. For legal purposes, a Coal Authority search (CON29M) should be requested through your solicitor for any CF72 property.

Yes, materially different. The NHBC inspector represents the warranty provider and checks against NHBC standards at specific build stages. Our inspector works exclusively for you, the buyer, and checks the finished property against the specification you were sold and against general standards of good workmanship. NHBC inspections occur during construction; our snagging survey happens at or just before handover, when you can see the completed property and identify finishing defects that a mid-build inspection would not catch. The two processes are complementary, not duplicates.

Melin Newydd won an NHBC Pride in the Job Quality Award in 2025, which reflects genuine site management quality. We would still recommend a snagging survey. Pride in the Job awards are based on management processes and overall standards - they do not mean every individual plot is defect-free at handover. Our inspectors typically find 30 to 60 items on well-managed sites. Getting these logged before you complete costs far less in time and money than raising them as warranty claims after you have moved in.

Our inspection covers all accessible areas of the property: external walls and render, windows and doors (every reveal, cill, and seal), roof visible from ground level, garage (where included), all internal rooms (floors, walls, ceilings, skirtings, architraves, doors and ironmongery), kitchen and bathroom fittings, stairs, loft hatch and loft space, drainage visible externally, and hard landscaping gradients. We provide photographic evidence of every item noted and categorise findings by urgency - structural, functional, and cosmetic.

Yes. The River Ely flows through Pontyclun and Talbot Green, and Natural Resources Wales maintains flood warning areas for both locations. Low-lying properties close to the Ely corridor carry documented flood risk. Our snagging survey checks the physical condition of your new-build home and looks for evidence of drainage issues, but we are not a flood risk assessment service. We recommend buyers obtain a flood search as part of their conveyancing process and check the NRW Flood Risk Map for Wales. For properties on the elevated Llanilid plateau, the direct flood risk from the Ely is significantly lower than for riverside properties in Pontyclun village.