RICS Level 2 Surveys in Cardiff

Level 2 surveys in Cardiff start from around £380 for a standard 3-bed terraced or semi-detached house. Prices increase with property size and value — expect £500–£700 for larger homes in Cyncoed, Lisvane, or Radyr. Cardiff pricing sits slightly below the national average of around £395 because Welsh property values are lower than the English average. The exact cost depends on the number of bedrooms and the property's market value at the time of booking.

For a Victorian terrace in broadly fair condition — one that has not been heavily altered or extended, with no visible signs of structural distress — a Level 2 survey provides a useful overview of the property's condition. The traffic-light rating system highlights any areas of concern. If the surveyor finds indicators of deeper problems, such as significant cracking, major damp, or signs of movement, the report will recommend upgrading to a Level 3 investigation for those specific areas. Many buyers in Canton, Roath, and Pontcanna start with a Level 2 and only move to a Level 3 if the initial report raises red flags.

A Level 2 inspection on a standard Cardiff terraced house takes between 1.5 and 3 hours on site. Semi-detached and detached properties in the northern suburbs — Whitchurch, Llanishen, Heath — tend to be larger and may take up to 3.5 hours. The written report is produced within 2 to 6 working days after the inspection. Level 2 surveys are quicker than Level 3 because the surveyor does not open up the building fabric — it is a thorough visual inspection rather than an intrusive investigation.

The survey itself does not include a formal flood risk assessment, but your RICS surveyor will note any visible evidence of past water ingress, staining, or flood damage. Cardiff has the highest flood risk of any local authority area in the UK, with around 33,000 properties predicted to be at risk by 2050. Properties near the River Taff through Pontcanna, Riverside, and Canton, or near the River Ely through Caerau and Ely, face the greatest exposure. If the surveyor notes flood-related concerns, you can request a separate environmental search through your solicitor for detailed flood mapping data from Natural Resources Wales.

Damp is one of the most commonly flagged issues in Cardiff Level 2 reports. The city receives roughly 1,150 mm of rainfall annually, and many inner-city properties have solid Pennant sandstone walls that lack cavity insulation. The surveyor will use a handheld moisture meter on accessible walls and note any visible damp patches, mould, or staining. If damp readings are elevated across multiple rooms, the report will give a red or amber rating and recommend a specialist damp investigation. Penetrating damp through deteriorated mortar joints is especially common in Cardiff terraces built before 1919.

A Level 2 survey is well suited to most purpose-built Cardiff Bay apartments. These were largely constructed during the 1990s and 2000s Bay regeneration and use standard modern construction methods. The survey covers the apartment itself — walls, ceilings, floors, windows, and services — along with a brief assessment of visible common areas. If the apartment is inside a converted dock warehouse or industrial building, the construction is more complex, and a Level 3 may be more appropriate to assess how the conversion was carried out structurally.

Absolutely. The condition ratings in a Level 2 report give you documented evidence to present to the seller or their agent. If the report flags red-rated defects — a failing roof, significant damp, defective drainage — you can request a reduction in the asking price to cover the estimated repair cost. In Cardiff's market, where the average house price is £268,000, even a modest negotiation saving of £3,000–£5,000 vastly outweighs the survey fee. Your surveyor's findings carry professional weight that a verbal observation during a viewing does not.

A Level 2 survey is a visual inspection. The surveyor examines all accessible parts of the property and rates each element using a traffic-light system — green, amber, or red — with notes on the defect and what action to take. A Level 3 survey goes further: the surveyor opens up the building where possible, lifts floorboards, enters roof voids, and investigates defects to their source. For standard Cardiff homes in reasonable condition — a post-war semi in Whitchurch or a well-maintained Edwardian terrace in Penylan — a Level 2 gives you the information you need. For older properties with visible structural concerns, or buildings that have been significantly altered, the Level 3 is the right choice.