RICS Level 2 Survey Abertillery

Across Abertillery, our RICS Level 2 Survey looks at all accessible parts of the property, from the walls, roof, floors, windows and doors to visible electrics and plumbing. The surveyor then grades what we find, from Condition Rating 1, no repair needed, through to Condition Rating 3, urgent repair or replacement required. That gives a clear read on the property's present condition without forcing you through technical jargon. We use the industry-standard RICS condition rating system, so the same level of clarity runs through every survey we produce, wherever the property sits.

Abertillery's mining heritage and local geology mean we pay close attention to any sign of ground movement, subsidence or heave that could be linked to Carboniferous rock formations and the old coal measures below. Beneath the town, the geology is dominated by Carboniferous rocks, mainly coal measures, shales and sandstones, and that mix can be awkward for foundations. If we spot concerns with the foundations, walls or wider structural integrity, the report will flag them for possible follow-up by a structural engineer. We also look at flood risk from the River Ebbw Fach, which runs through the town, and note any evidence of past flooding or water ingress, especially in low-lying spots and beside steep slopes.

Based on current market conditions in Abertillery, our survey includes a market valuation, and prices have decreased by approximately 2% over the past 12 months according to home.co.uk listings data. That figure helps you judge whether the asking price reflects the property's real worth right now. We also provide an insurance rebuild cost, which matters when you want buildings insurance to cover the cost of putting the property back up should the worst happen. Our valuation reflects the quirks of Abertillery housing, including construction type, location, and the market pressures affecting everything from terraced houses to detached family homes.

• Structural assessment
• Damp and moisture inspection
• Roof condition evaluation
• Electrical and plumbing visible condition
• Flood risk assessment
• Market valuation
• Insurance rebuild cost

From surveying properties throughout Abertillery, we know the issues that crop up here time and again. Damp is one of the most common, especially in older homes built before 1919, where rising damp, penetrating damp and condensation can appear because of poor ventilation or original building methods that fall short of modern standards. Our surveyors check walls, floors and joinery for damp staining, rot or mould that may point to a moisture problem beneath the surface. With 35% of Abertillery's housing stock built before 1919, this matters a great deal for buyers looking at the town's Victorian and Edwardian homes.

Roofing is another area we watch closely in Abertillery, where many homes still have traditional slate roofs that are nearing, or have already passed, their expected lifespan. Our inspectors look at coverings, flashings, gutters and chimneys for wear, slipped slates or water penetration that could cause internal damage if ignored. Homes on steeper gradients, or those exposed to prevailing winds, can show faster wear to roof elements. The age mix in Abertillery means some roofs are newer, especially on post-1980 construction accounting for 15% of the housing stock, yet many still keep their original roofing materials.

We often come across outdated electrical and plumbing systems in Abertillery's large stock of pre-war and post-war housing, with 85% of properties built before 1980. Homes built before the 1980s frequently have wiring and pipework that no longer matches current regulations, and we flag that where it is visible. Radon gas exposure can also be higher in parts of Blaenau Gwent, including Abertillery, so our reports may recommend radon testing depending on the property's location and construction. That matters even more for newer homes on land that was previously undeveloped.

Alongside the mining legacy, our surveyors stay alert to structural movement that may be linked to historical mining activity or the clay soils beneath the area, which can shrink and swell as moisture levels change through the seasons. The overall shrink-swell risk is classed as moderate, yet localised pockets can still move enough to show cracking in walls or make doors and windows awkward to open. We advise that your conveyancer commissions a mining search for properties in former mining areas, so any ground stability risks from historical coal measures or mine workings beneath the property can be identified early.