RICS Level 2 Survey in CF38

Buying in CF38 brings one issue into focus straight away, the area's coal mining past. Rhondda Cynon Taf lies within the South Wales Coalfield, and historic extraction can leave legacy ground conditions that still affect properties decades, or even centuries, after mining has stopped.

Old mine workings can lead to ground instability in several ways, including subsidence, void migration, and differential settlement. Problems like these are not always obvious at first. They can emerge gradually and only show themselves through cracking, distorted doors or windows, or sloping floors. Our surveyors know what those warning signs look like and will highlight any concerns in the report.

Where a CF38 property lies within the former coalfield area, we strongly advise buyers to order a mining report as well, also known as a Con29M. This separate report, obtained from the Coal Authority, shows whether the property is above recorded mine workings. In our written report, we will set out any relevant observations from the inspection and point to this issue where it applies.

• Visual checks for cracking patterns consistent with ground movement
• Assessment of floors, walls and ceilings for differential settlement
• Advice on whether a Coal Authority mining report is recommended
• Comment on any known or suspected ground stability concerns in the locality

Across CF38, the housing stock ranges from older homes to more modern development. Church Village, Llantwit Fardre and Tonteg all have a strong share of established housing, much of it dating back decades. In this postcode, and more widely across South Wales, we see the same recurring faults in older properties time and again.

• Damp - rising damp through failed damp-proof courses, penetrating damp through cracked render or pointing, and condensation in poorly ventilated spaces
• Roof condition - slipped or broken slate and concrete tiles, deteriorated leadwork at flashings and valleys, failed felt underlay
• Timber defects - woodworm (common furniture beetle), wet rot and dry rot in structural timbers, floor joists and floorboards particularly where damp is present
• Outdated electrics - wiring systems that predate current safety standards, fuse boxes lacking RCD protection
• Outdated plumbing - corroded pipework, lead supply pipes in older homes, inefficient or end-of-life boilers
• Structural cracks - diagonal cracking at window and door heads, stepped cracking through mortar joints, and visible movement at lintels
• Drainage issues - blocked or cracked drains, inadequate surface water management, failed gullies and hoppers

All of those elements fall within our Level 2 Survey. We inspect every accessible part of the property and apply the RICS traffic light system to each element. Condition Rating 1 means no repair is currently needed. Condition Rating 2 marks defects that need attention but are not serious. Condition Rating 3 is used for urgent defects that may influence the purchase decision or involve significant expenditure to put right.

Building traditions across South Wales are clearly reflected in CF38. Many older homes are built in red brick or other local brick tones, often finished with render that has been painted or given a textured surface. Some of the older properties, especially towards the more rural edges of the postcode area, use stone construction. Most roofs are pitched and covered with slate or concrete interlocking tiles.

Homes built before 1920 commonly have solid masonry walls, suspended timber ground floors, and traditional cut rafter roofs, with or without purlins. Properties from the post-war period, built between 1945 and 1980, usually have cavity wall construction and may contain early wall tie systems that do not always perform well. We check carefully for signs of wall tie failure in homes from this era, as it is a known problem and can cause the outer leaf masonry to bow or crack.

More recent homes, including those built from the 1980s onwards, are generally of standard cavity construction with PVC-U windows and doors, concrete ground floors, and trussed rafter roofs. They tend to have fewer traditional defects, but issues still arise. Deteriorating flat roof sections, cracked render, and drainage problems are all things our surveyors look for and rate.