RICS Level 2 Survey in Cosheston

Our RICS Level 2 Survey, once called the HomeBuyer Survey, gives a detailed visual check of the accessible parts of the property, carried out by our qualified surveyors. We look at the roof structure, walls, floors, windows, doors and fitted items, and we pick out any defects that could affect value or bring future repair costs. The findings are set out with a traffic light rating system, so green means no issues and red means urgent repair needed. It gives you a practical sense of what needs attention now and what can wait, right through to completion and beyond.

In Cosheston, we pay close attention to the building types most often seen here. Traditional stone walls are common and, because they are solid rather than cavity construction, they can be more prone to damp penetration than newer homes. Some cottages in the village centre, including properties dating back to the Victorian era or earlier, were built with solid brick or stone walls and without the moisture barriers used in modern standards. We also inspect slate roofs, a familiar sight across Pembrokeshire, checking for slipped tiles, failed pointing and general wear, especially where salty coastal air can speed up weathering.

The survey also comes with a market valuation and an insurance rebuild cost estimate, so you know whether the asking price stacks up and that the building can be insured properly. Our valuation is drawn from current data from home.co.uk, homedata.co.uk and other sources, so the figure reflects real conditions in the Cosheston market, where prices have adjusted by approximately 8% over the past 12 months. If we spot urgent defects, we flag them straight away in the report, giving you the chance to renegotiate repairs or price before you complete. That can save you thousands of pounds and spare you from unwelcome repair bills soon after moving in.

We also carry out a full review of condition across the main parts of the house, including structure, fabric and the key installations. That means checking load-bearing walls, looking at the chimney stack if there is one, which is common in older Cosheston properties, and assessing gutters, drainage and any outbuildings or extensions. The report is written in plain English, with no jargon, so you can see exactly what each issue means for the purchase and what action, if any, we recommend.

• Visual inspection of all accessible areas
• Identification of defects and maintenance issues
• Market valuation and rebuild cost estimate
• Traffic light severity ratings
• Advice on repairs and estimated costs

Cosheston properties still reflect the building traditions used across Pembrokeshire for generations. Older homes in the village, especially those along the main street and around the historic church, were often built with solid stone or brick walls before cavity wall insulation became standard in the mid-20th century. Those walls are usually structurally sound, but they can be more exposed to moisture penetration, particularly here where damp air and rainfall are part of everyday life. Our surveyors know these construction methods well and understand what matters when we inspect traditional Cosheston homes.

Many 20th-century homes in the Cosheston area were built with cavity wall construction, usually brick or block on the outer leaves with internal thermal insulation. They tend to resist moisture better, but problems can still appear where ventilation is poor or the cavity has been bridged by external materials. Most pitched roofs here are finished in natural slate or concrete tiles, both of which need regular care if they are to stay weatherproof. In Pembrokeshire’s coastal environment, salt-laden air can speed up deterioration in roof verges, flashings and exposed timber, so Cosheston roofs may need more frequent attention than inland properties.

Parts of Pembrokeshire sit on Carboniferous Limestone and Old Red Sandstone, with clay-rich superficial deposits that can create a moderate to high shrink-swell risk in some localised spots. In Cosheston, some properties may stand on ground that moves seasonally as clay soils expand and contract with changes in moisture. That is not usually a major issue across the village, but our surveyors are trained to spot subsidence or structural movement that could point to troublesome ground conditions below the property. We look at foundations, check for cracking in walls, and note any other signs that may suggest movement is taking place.

Knowing how local homes were built helps us give Cosheston buyers more accurate assessments and more relevant advice. A Victorian cottage near the village centre is likely to have different vulnerabilities from a 1970s semi-detached house on the newer part of the estate, so we shape the inspection around the property in front of us. That local knowledge, added to our RICS training and experience, means the report is genuinely useful for the specific home you are buying.

From surveying properties throughout Pembrokeshire, we often see the same problems crop up in Cosheston homes, and buyers should know about them before they complete. Damp is one of the most common, particularly in older homes with solid walls or poor damp-proof courses. The coastal climate can make moisture penetration worse, especially where modern ventilation is missing or a property has not been looked after properly. Our surveyors use moisture meters and their own experience to identify both obvious damp and the subtler signs that a non-specialist might miss. We check internal walls, floors and joinery for staining, peeling wallpaper, musty odours and other clear clues.

Roof condition needs close attention here in Pembrokeshire too. Many Cosheston properties have traditional slate roofs, and although slate is durable, the coastal environment can speed up problems over time. We often find slipped slates, failing pointing between slate courses and damaged flashing around chimneys and roof junctions. Where access allows, we recommend checking the loft for water staining, timber decay or poor insulation, all of which can point to roof problems still developing. In winter, or after heavy rain, these issues may show up more clearly, so we can sometimes time the inspection to catch the property under conditions that reveal leaks or water penetration.

Timber defects, including woodworm infestation and timber rot, affect properties across Cosheston, especially where sub-floor ventilation is poor or damp has been a recurring problem. The humidity in this coastal area can make timber elements more vulnerable to fungal decay if moisture is allowed to build up. Our surveyors inspect floor timbers, roof rafters and any visible structural timber for active woodworm or rot that could threaten the building’s integrity. Homes built before the 1980s may also have older electrical systems and plumbing that need upgrading to meet current safety standards, and that is another area where our survey gives useful guidance on likely improvement costs.

Because Cosheston sits by the Cleddau Estuary, flood risk is something we consider for some properties in the village, especially those in low-lying areas or close to watercourses. The village itself is not usually affected by major tidal flooding, but properties near the estuary or in places with poor drainage can be vulnerable during heavy rain. Our survey includes a look at the property’s position in relation to flood zones and any signs of previous flooding, such as water marks on walls or damaged plaster that suggest past water ingress. We also explain flood resilience measures and insurance points for homes that may be affected.

• Rising damp and condensation
• Slate roof damage and leaks
• Timber decay and woodworm
• Outdated electrical installations
• Period window and door deterioration

Cosheston sits near the Cleddau Estuary, so some properties in the village may face flood risk that should be considered before you buy. Homes in low-lying spots or beside watercourses need careful assessment during the survey to judge their exposure to fluvial and surface water flooding. We will note any signs of previous flooding, check the property’s position against flood zones defined by natural resources Wales, and advise on any flood resilience steps or insurance points that may be relevant. That matters especially here, given the estuary’s proximity and the risk of tidal surge events in severe weather.

Some parts of Pembrokeshire sit on Carboniferous Limestone and Old Red Sandstone, with clay-rich superficial deposits that can bring a moderate to high shrink-swell risk in certain localised areas. Those clay soils swell in wet weather and contract in dry spells, which can create movement in foundations and, over time, structural issues, especially where older homes have shallower foundations. Our surveyors are trained to look for signs of ground movement or subsidence that may point to soil-related problems, including cracking in walls, uneven floors, or doors and windows that do not close properly. Cosheston is not generally linked with major historical coal mining, but we still assess each property individually for any geological concerns that might affect structural integrity.

For properties in flood-prone spots or on unusual ground conditions, we may suggest further specialist investigation, such as a drainage survey or a geotechnical assessment. That approach gives you fuller information about the home before you commit to the purchase. If we find anything of concern during the inspection, we will explain what it means for the property and what further investigations might be sensible. Our aim is to give you a complete picture of the condition so you can make an informed decision about your investment in Cosheston.