RICS Level 2 Survey in Cathays, Cardiff

The housing stock in Cathays is predominantly made up of Victorian and Edwardian terraced houses, with 62% of properties falling into this category according to the most recent census data. These beautiful period properties come with character and charm, but they also present specific challenges that only an experienced surveyor can identify. The traditional construction methods used in this area, including solid 9-inch brick walls, lath and plaster internal walls, and timber suspended floors, have specific vulnerabilities that change over time. Our inspectors understand these construction systems and know exactly what to look for when assessing properties that are often over 100 years old.

Many properties in Cathays still feature their original features, which can include decorative plasterwork, original sash windows, and period fireplaces. While these features add character, they can also hide underlying issues that are not visible during a casual viewing. Our RICS Level 2 Survey includes a thorough inspection of all accessible areas, from the roof space to the sub-floor voids, and we will identify any defects that require attention. We check for common problems in Cathays properties such as failed damp-proof courses, worn roofing materials, timber decay, and outdated electrical installations that may not meet current safety standards.

The geology beneath Cathays consists of Triassic Mercia Mudstone Group, which has moderate to high shrink-swell potential. This means the ground can expand when wet and contract during dry periods, potentially affecting foundations over time. While major structural problems are not common in the area, our surveyors are trained to identify the signs of minor settlement, movement, or foundation issues that could develop into more serious concerns if left untreated. We also assess the impact of mature trees near properties, as the clay-rich soils can be affected by root systems, particularly given the many established gardens and tree-lined streets throughout the suburb.

Properties in Cathays Park Conservation Area and those with listed building status require particular attention. Many of the grand Victorian and Edwardian houses along streets like Cathays Terrace, Newport Road, and the roads surrounding the university have significant heritage value but also require ongoing maintenance to preserve their character. Our surveyors understand the balance between identifying defects and recognising period features that are typical of the era, ensuring you receive accurate information about any issues without unnecessary alarm about normal wear in older properties.

• Damp and condensation issues
• Roof defects and slate deterioration
• Timber rot and woodworm infestation
• Structural movement and cracks
• Outdated electrical systems
• Plumbing and drainage concerns
• Missing or damaged insulation
• Window and door operational issues

Our experience surveying properties throughout Cathays has given us insight into the typical problems you may encounter when buying in this area. One of the most frequent issues we identify is damp, which affects many Victorian and Edwardian properties in the suburb. Rising damp occurs when the original damp-proof course has failed or was never installed, while penetrating damp can result from damaged gutters, porous brickwork, or defective lead flashing around chimneys. Condensation is also common, particularly in properties with poor ventilation and modern double glazing that traps moisture inside. Our surveyors will identify the type and cause of any dampness and recommend appropriate remediation. In properties converted to HMOs for student rental, we often see additional condensation issues caused by occupancy patterns and inadequate extract ventilation.

Roof problems are another common finding in Cathays surveys. The slate roofs on Victorian and Edwardian properties are often original, meaning they are over 100 years old and may have worn or slipped tiles, damaged leadwork, or deteriorated mortar. We inspect the roof from both inside the loft space and from ground level, and we note any signs of water ingress, rot, or insect activity in the roof timbers. Gutters and downpipes are also inspected, as these can become blocked, cracked, or detached, leading to water damage to walls and foundations. Given the mature trees throughout Cathays, we frequently find gutters blocked with leaves and debris, which can cause water overflow and penetrate the brickwork.

Electrical and plumbing systems in older Cathays properties frequently require updating. Many terraced houses still have their original or partially updated wiring, which may not meet current regulations or handle modern electrical demands safely. Similarly, lead pipes or old galvanised steel plumbing can still be found in some properties, presenting both water quality and leak risks. Our surveyors will note any obvious electrical or plumbing concerns, though we always recommend a qualified electrician or plumber conduct a more detailed inspection for safety-critical systems. The mix of old and new installations common in converted properties is a particular concern, as amateur electrical work can present fire risks.

Subsidence and structural movement are issues we assess carefully in Cathays, given the underlying Mercia Mudstone geology. While major structural problems are uncommon, we frequently identify minor cracking and signs of historical movement that may require monitoring or remedial work. The shallow foundations typical of Victorian construction can be affected by changes in soil moisture levels, particularly near mature trees. Our survey will assess any cracks in walls, looking for patterns that might indicate ongoing movement rather than historical settlement that has stabilised.