RICS Level 2 Survey in NP18

The RICS Level 2 Home Survey, once called the Homebuyer Survey, gives a detailed visual check of the property’s condition without invasive investigations. Our inspectors look over every accessible area, from walls, ceilings, floors, doors, windows and the roof space to outside features such as chimneys and drainage. We then set out the overall condition and highlight any defects that could affect value or call for future maintenance.

For buyers in NP18, that matters, because the area mixes older stock with newer builds. Caerleon has homes dating back to the mid-18th century, many with stucco facades, Welsh slate roofs and original brickwork. By contrast, places such as the Locke Gardens site in Llanwern bring in modern construction with air source heat pumps and underfloor heating. A Level 2 survey picks up issues relevant to both, from damp in older homes to snagging in new builds.

A traffic light system makes the key findings easy to read. Red means urgent attention, amber means attention needed but not urgent, and green indicates a satisfactory condition. We also include market value and insurance rebuild cost estimates, so you have more than one figure to work with when deciding on the purchase. If any area cannot be accessed during the inspection, we say so plainly in the report.

Energy matters too, and our surveyors note things like double glazing, insulation types and heating systems. On the newer eco-homes in Llanwern, including The Cedars at Great Milton Park development with air source heat pumps and underfloor heating, we check whether those systems appear to have been installed correctly and are working as expected. That gives a better sense of running costs and any upgrades that may be needed.

• Visual inspection of all accessible areas
• Traffic light defect ratings
• Market value and rebuild cost estimates
• Advice on repairs and maintenance
• Energy efficiency observations
• Legal considerations summary

NP18 covers a wide spread of property types. There are historic cottages in Caerleon’s conservation area, and there are contemporary homes in developments such as The Cedars at Great Milton Park. Prices vary sharply between those settings, so knowing the true condition of a property protects your investment. Our surveyors have substantial experience across this varied patch.

Recent figures show NP18 property prices have risen by around 2% over the past year, with 204 residential sales completing in the last 12 months. That level of activity means buyers often face competition, so survey information becomes even more important before committing. A Level 2 survey usually costs 0.1-0.3% of the property value, which is strong value for the protection and detail it brings.

The average property price in NP18 is approximately £325,793, with detached homes averaging £416,075 and flats around £136,800. Buying a family home in Llanwern near the excellent local schools or a period property in Langstone, our survey can uncover hidden defects that a viewing may miss. From structural movement in older properties to snagging in new builds, we give a clear picture of what is being bought.

Newport continues to grow as an up-and-coming city, helped by major investment in Friar's Walk shopping centre and strong transport links to Bristol and Cardiff. That makes NP18 attractive, but it also keeps buyer competition high. A survey report gives confidence in the decision and a firmer position when talking to sellers.

Our work across Caerleon, Llanwern and Langstone shows the same issues cropping up time and again. In older Caerleon properties, especially those built before 1900, damp often appears because of failed damp proof courses, poor ventilation or ageing weatherproofing. Traditional construction, including rubble stone walls with stucco finishes, needs careful assessment, and we check for rising damp, penetrating damp and condensation, all of which are common where modern energy efficiency measures have reduced natural airflow.

Roof condition is another regular finding in our NP18 surveys. Welsh slate roofs, common across Caerleon and Langstone, need ongoing upkeep as the slates age. We look for slipped or cracked tiles, failing mortar on ridges and the condition of lead flashing around chimneys. On newer developments, we assess modern roofing materials and any flat roof areas that may have shorter lifespans. In Caerleon’s high street area, roofs often have complex detailing that calls for a close look.

Cracks in walls or gaps where floors meet walls can point to structural movement, and we see that from time to time, especially on sites with variable ground conditions. It is often minor and stable, but our surveyors note the type and pattern of cracking so we can judge whether remedial work is needed. Windows and doors are checked as well, because poor operation can hint at movement or future maintenance. In older homes, single-glazed windows are still common and may need replacing for better energy efficiency.

For newer homes in the Llanwern and Caerleon developments, snagging tends to be the main theme. Minor cosmetic defects, sealant gaps around windows and unfinished landscaping appear regularly. These are not structural problems, but they do affect how the home feels day to day and can be taken up with the developer. Our report gives you written evidence for discussions with the seller or builder. We have seen the same type of snagging at Locke Gardens, developed by Lovell Homes, and The Cedars at Great Milton Park by Redrow.

Electrical safety is another part of the inspection, although we always recommend a full electrical inspection by a qualified electrician for complete peace of mind. We visually check the consumer unit and electrical fittings, and note obvious concerns such as outdated wiring or DIY changes that do not meet current regulations. In older Caerleon properties with original electrics, this is especially important, as rewiring may be needed.