RICS Level 2 Survey in Caerau, Cardiff

Our RICS Level 2 Survey provides a thorough inspection of the property's condition, focusing on all major structural elements and potential defects. We examine the walls, roof, foundations, floors, ceilings, doors, and windows, assessing each for damage, deterioration, or areas requiring attention. The survey follows RICS guidelines precisely, giving you a clear red, amber, or green rating system that highlights issues based on their severity.

In Caerau, where many properties date from the mid-20th century, our inspectors pay particular attention to common problems found in this housing stock. We check for damp penetration, which is prevalent in properties with aging damp-proof courses, and assess roof conditions where tile and slate deterioration is frequently observed. The survey also covers timber elements, including floor joists and roof timbers, looking for signs of woodworm or rot that can compromise structural integrity.

We inspect the property's services, including electrical and plumbing systems, identifying outdated wiring that may date from the rubber or lead-sheathed cable era common in properties built before the 1980s. Our report includes a market valuation and insurance rebuild cost estimate, helping you understand the property's true worth in the current Caerau market. If we identify significant issues, we provide clear recommendations for further specialist investigations.

The survey also includes an assessment of the property's energy efficiency, which is increasingly important for Caerau homeowners facing rising energy costs. We note the type of wall construction (cavity wall or solid wall), the insulation present, and any obvious areas where heat loss could be reduced. This helps you plan for potential improvement works after purchase.

• Structural walls and foundations
• Roof covering and structure
• Damp and moisture assessment
• Electrical and plumbing systems
• Windows, doors, and joinery
• Timber elements and decay
• Boundary walls and outbuildings
• Energy efficiency considerations

The housing stock in Caerau presents several recurring issues that our Level 2 surveys frequently identify. Properties built between the 1930s and 1970s often show signs of aging damp-proof courses, leading to rising damp in ground-floor walls. Penetrating damp is also common, particularly in properties with degraded render or damaged flashings around chimneys. Our inspectors use their expertise to assess the extent and cause of any dampness, distinguishing between minor condensation issues and more serious structural moisture penetration.

Roof conditions frequently require attention in Caerau properties. We commonly find broken or slipped tiles, deteriorated ridge tiles, blocked gutters causing water overflow, and damaged fascias and soffits. In older properties, the original roof structure may have been patched over decades without proper maintenance. We document the roof's condition thoroughly, including any signs of past or active leaks that could lead to timber decay or plaster damage inside the property.

Electrical and plumbing systems in pre-1980s properties often fall well below current standards. We identify outdated consumer units, inadequate earthing, and old wiring types that pose safety risks. Similarly, lead or galvanised steel pipes may still be in service, carrying potential health risks and poor water pressure. Our report highlights these concerns and recommends updates necessary to meet modern regulations and ensure safe occupation.

Timber defects represent another significant finding in Caerau surveys. We frequently encounter woodworm infestation in floorboards and roof timbers, particularly in properties with persistent damp issues. Wet rot and dry rot can affect structural elements, especially where ventilation is poor or water ingress has occurred. These issues range from minor cosmetic problems to serious structural concerns that require immediate attention.

Properties constructed before the 1950s in Caerau may also contain asbestos-containing materials (ACMs), particularly in old floor tiles, pipe insulation, or decorative coatings. While not always visible, our survey notes any suspected ACMs and recommends appropriate testing and management. This is particularly relevant for buyers planning renovation works that might disturb these materials.

Properties in certain parts of Caerau face flood risk from multiple sources. The River Ely runs to the east of Caerau, and properties in close proximity may be at risk during periods of heavy rainfall or flood events. Surface water flooding is also a concern in the area, particularly in the urban environment where drainage systems can become overwhelmed during storms. Our surveyors note flood risk factors in their reports and recommend appropriate investigations if the property lies within a flood zone.

The geology beneath Caerau includes clay-rich soils that can shrink and swell with moisture changes, leading to subsidence or heave issues. Properties with shallow foundations in these areas may experience movement, particularly where trees are planted near buildings or drainage is inadequate. Our inspectors look for signs of subsidence such as cracking to walls, sticking doors or windows, and evidence of past movement. We recommend a structural engineer's assessment if subsidence is suspected.

While Caerau itself may not sit directly over major historic coal workings, the broader South Wales region has a mining legacy that can affect ground stability. Properties in former coalfield areas may be susceptible to ground movement from historic mining activity. We recommend that buyers in Caerau consider obtaining a Coal Authority Mining Report to check for any potential mining-related ground instability beneath the property.

The alluvial deposits and glacial till found in parts of the Caerau area can also affect foundation conditions. These superficial deposits vary in depth and composition across the suburb, which means foundation requirements can differ from property to property. Our survey notes any visible signs of foundation movement or past remedial works that might indicate underlying ground conditions have required attention.