RICS Level 2 Survey Bridgend

Our RICS Level 2 Survey is a close visual check of every accessible part of the property. We look at the walls, roof, floors, doors and windows for damp, rot, movement and other familiar defects. Each element is given a clear condition rating, and we also assess the exterior, the roof space where it can be reached, the garage and any outbuildings included in the sale. Our surveyors work through the building methodically, recording what they see with photographs and detailed notes.

In Bridgend, ground conditions matter. The area sits on a mix of Carboniferous Limestone, Coal Measures and clay-rich soils, so our surveyors pay particular attention to signs of foundation movement. We check for subsidence, heave and settlement, especially where shrink-swell clay soils are involved. Parts of Bridgend under Lias Group formations also carry a moderate to high risk of foundation movement when the seasons bring changes in moisture.

Local issues are often very specific, and we pick up the ones that matter here, from ageing roof structures on period homes to damp in solid-wall construction across Bridgend, as well as any subsidence linked to clay soils or historic mining activity. With 71.6% of properties built before 1980, our team often finds outdated electrics, original plumbing and tired roofing that need a proper look. The report sets all of this out with practical repair and maintenance advice, so it is plain what needs attention now and what can wait.

There is also a Market Valuation and Insurance Rebuild Cost assessment in the survey, useful for mortgage purposes and for checking that your buildings insurance cover is right. We also point out possible legal matters for your conveyancer to investigate, such as missing planning permission or building regulation breaches that could affect the purchase.

Bridgend’s housing stock shows how the town has grown from a market town into a busy community. Semi-detached homes make up 32.7% of the stock, terraced properties account for 26.0%, detached houses for 26.6%, and flats for 14.2%. That spread means our surveyors adjust their approach for each type, because the build methods and common defects are not the same. A Victorian terrace on Dunraven Place needs a different eye from a modern flat in Broadlands, and we know both well.

Many homes here were built before 1980, so age shows in all the usual places, from outdated electrical systems and original plumbing to worn roofing. Older properties may also lack modern insulation, and solid walls often need specific guidance on energy efficiency and damp prevention. We check consumer units, note exposed or ageing wiring, and flag electrical work that may not meet current regulations. According to the latest census data, 19.3% of Bridgend properties were built pre-1919, so plenty of homes are over 100 years old and need an experienced eye.

Newer schemes such as The Grange, Coed Y Parc and Maesteg Road may look straightforward, but they can still have issues. We inspect for common new-build defects, including window installation faults, roof tiling problems and snagging points that the builder should sort before completion. Even homes from Barratt Homes, Persimmon Homes and Llanmoor Homes can hide things that only an experienced surveyor will spot. At The Pastures, for example, we found poorly sealed windows on a recent survey, the sort of thing that can lead to damp a few years down the line.

Conservation areas around Newcastle Hill and parts of the town centre need a more specialist touch, especially where listed buildings are involved. Homes in these areas may be built with local stone and traditional methods that are nothing like a standard modern property. Our surveyors understand those heritage issues and can point you towards any extra specialist surveys that may be needed. If the property is listed or sits in a conservation area, we usually suggest a RICS Level 3 Building Survey for a fuller assessment.

Every inspection in Bridgend also takes account of the local environment. The River Ogmore and its tributaries run through the town, so flood risk is a real issue in low-lying areas. Homes near the river, or in places with a history of surface water flooding, need close attention. We look for signs of previous flooding, such as water marks, damaged plaster and any flood-resistant measures already in place. Recent heavy rainfall has shown how quickly surface water can build up where drainage systems are overloaded.

The geology adds another layer. Clay-rich soils, especially around the Lias Group formations, carry a moderate to high shrink-swell risk, which means foundations can shift with seasonal moisture changes. Our surveyors watch for cracking, door and window alignment problems and repairs that may suggest movement has already happened. Properties with mature trees nearby can be particularly vulnerable, because the roots draw moisture out of the ground.

For homes with coastal influence, or those close to former mining sites, we give clear guidance on any extra reports worth considering. In the wider Bridgend county borough, places such as Ogmore-by-Sea and Porthcawl face coastal erosion as well as tidal flooding, so the picture can change quickly from one street to the next. This approach gives you a fuller view of environmental risk before you commit. We can advise on a Coal Mining Report, flood risk report or another specialist investigation if your property needs one.

Where a property sits on, or near, former mine workings, standard surveys can only go so far. The Coal Authority keeps records of historical mining activity, and a Coal Mining Report can show abandoned shafts, shallow coal workings or other ground stability concerns. If our surveyor spots signs that point to mining activity during the inspection, we recommend that extra report so you have a proper picture of the ground conditions. It is a small cost compared with the price of unexpected movement later.