RICS Level 3 Survey in Bro Machno

Bro Machno’s housing stock is very different from what you find on newer urban estates. Approximately half of all properties here were built before 1919, so they were put up using traditional methods that our surveyors need to know inside out. Solid stone walls, lime mortar and Welsh slate roofs are all common, and each one needs specialist assessment to be judged properly. A quick visual check will not pick up the defects these older buildings often hide, which is why we recommend the Level 3 Survey for all pre-1919 properties in this area.

We inspect homes across the Conwy Valley, including around Bro Machno village, along the Afon Machno floodplain, and on the hillsides looking out over the valley. Those settings do not behave in the same way. Riverside properties can come with flood history or damp concerns, while hillside homes may be more affected by drainage or ground conditions. We have surveyed properties on the B5106 through the village, and the more remote farms and cottages reached by the narrow lanes climbing into the hills.

Ground conditions add their own complications here. Bro Machno lies on Ordovician and Silurian sedimentary rocks, with glacial till and alluvial deposits across the valley bottoms. Shrink-swell risk from clay soils is generally low to moderate, but localised conditions can change markedly over short distances. Our surveyors know the signs of movement and subsidence, and they also understand how historic mining in the wider Conwy Valley can affect an individual property. In some spots there is evidence of former small-scale slate quarrying and lead mining, which can create localized ground instability needing specific investigation.

Because Bro Machno is so rural, many properties sit among mature trees and dense vegetation. That can have a real effect on structural integrity. Extensive woodland roots may interfere with foundations and drainage, especially where older properties have shallow footings. We look closely at how planting relates to the building and note any trees near the structure that may need a closer look from a structural engineer or arboriculturist.

• Traditional stone wall construction
• Welsh slate roofing
• Lime mortar pointing
• Solid timber floors
• Period windows and joinery
• Historical building methods

From our work across the Conwy Valley, a few issues come up again and again in Bro Machno. Dampness is probably the one buyers meet most often, and it affects both older stone houses and newer homes. Rising damp can appear where original damp-proof courses have failed or were never fitted at all. Penetrating damp is often found in properties facing the prevailing winds from the hillsides. Condensation is also a regular problem, particularly where ventilation is poor and modern windows have been installed without suitable background ventilation. Add the high rainfall typical of North Wales to the solid wall construction seen in many period buildings, and moisture can get in quickly once the building fabric starts to fail.

Timber defects are another major area of concern. In older properties with traditional timber frames and floorboards, woodworm infestation is relatively common. Wet rot and dry rot may develop in persistently damp areas, including sub-floor voids, roof spaces, and around leaking roofs or windows. Our inspectors know the usual trouble spots and how to judge the seriousness of what they find. We check all accessible timber for evidence of insect activity and fungal decay, probing timbers where appropriate to assess structural integrity.

Roofing defects appear prominently in many of our Bro Machno survey reports. On older roofs, slipped or broken slate tiles are common, often because the fixings have corroded. Lead flashings at chimneys and roof junctions frequently show wear, and mortar pointing to ridge tiles may have failed. Once that happens, water can penetrate and lead to internal damage or timber decay. Our surveyors climb onto roofs where safe access is available, and for higher or steeper sections we use drones where appropriate. Valleys, hips and ridges get particularly careful attention because they are regular failure points on traditional slate roofs.

We do not see widespread subsidence across our area, but ground movement does affect certain locations. Properties built on, or close to, land influenced by historic mining or quarrying can show signs of movement. We watch for cracking patterns that may point to subsidence or ground heave, especially in older buildings with the shallower foundations that were commonly used. Mature trees and woodland, both typical of the Bro Machno area, can also affect foundations in dry weather as roots search for moisture in the soil beneath structures.