RICS Level 2 Surveys in CF11

Cardiff is classified as the fourth most at-risk city in the UK from rising sea levels, and CF11 sits within a city crossed by three rivers that drain into the Severn estuary - the second highest tidal estuary in the world. Historically, Cathedral Road and large parts of Pontcanna and Canton have been significantly flooded, most notably in the early 1980s when water levels reached serious depths across residential streets. More recent heavy rainfall events in 2024 again left multiple CF11 streets under water, partly due to blocked drains and an overwhelmed sewer system.

Our surveyors note all visible evidence of previous flooding or water ingress found during inspection. This includes tide or stain marks at low level on internal walls, evidence of replaced or uplifted floor finishes, pump or sump pump installations, damp or deteriorating plaster at ground floor level consistent with flood water rather than rising damp, and any external features such as flood barriers or raised thresholds that suggest the property has been retrofitted for flood resilience.

We strongly recommend that all CF11 buyers check the Natural Resources Wales flood risk map and the Environment Agency Flood Map for Planning for the specific property address before proceeding. Properties within Flood Zone 2 or 3 may face higher buildings insurance premiums, restricted availability of flood cover, or requirements for flood resilience measures. These are costs and obligations that should be factored into your purchase decision before you commit to any property in the area.

CF11 contains some of Cardiff's most significant protected heritage environments. The Cathedral Road Conservation Area, designated in April 1972 and amended in 2007, runs through one of the most prestigious residential streets in the city. The Conway Road Conservation Area, also designated in 2007, protects a further cluster of architecturally significant Victorian and Edwardian properties. Adjacent to CF11, the Llandaff Conservation Area adds to the concentration of historic stock in the surrounding area. Together, these designations place specific responsibilities on property owners and affect what changes can be made to buildings without planning consent.

Cardiff has around 1,000 listed buildings in total, and CF11 contains a number of Grade II listed properties, including commercial buildings that have been converted or are adjacent to residential streets. In November 2025, more than 70 buildings were added to Cardiff's local heritage list, providing additional protection to buildings of architectural or cultural interest across the city. Our inspectors document any alterations visible during inspection that may not have received the necessary listed building consent or Conservation Area approval.

Buyers of listed properties in CF11 should note that a RICS Level 2 Survey, while thorough, may not capture the full complexity of a historic building's condition. Traditional construction using lime mortars, solid masonry, original timber framing, and period joinery requires specialist knowledge that goes beyond a standard visual survey. We would typically recommend an RICS Level 3 Building Survey for any listed property, and in some cases, a specialist heritage survey from a surveyor with historic building expertise.

Our RICS Level 2 Survey follows the RICS Home Survey Standard and covers every accessible element of the property. For typical CF11 Victorian and Edwardian terraces, this means checking the Welsh slate or clay tile roof covering, the condition of chimney stacks and pot arrangements, guttering and downpipes, the external brickwork and pointing, bay windows and their supporting structures, all external joinery, and the condition of any extensions or outbuildings. We assess each element and assign a condition rating: green for satisfactory, amber for attention needed, and red for urgent repair.

Internally, we inspect all rooms on all floors, checking walls and ceilings for cracking, damp staining, or structural concerns. We check floors for unevenness, bouncing, or squeaking that might indicate joist problems. We look at window and door frames for operation and signs of movement. Loft spaces are inspected where safely accessible, covering insulation levels, roof timbers, felt, and any signs of water ingress. We provide a visual assessment of heating, plumbing, and electrical services, noting any obvious deficiencies.

• Roof covering, chimney stacks, gutters, and drainage
• External walls, pointing, and brickwork condition
• Bay windows, porches, and extensions
• Damp, condensation, and penetrating water
• Internal walls, ceilings, and floor structures
• Loft space, insulation, and roof timbers
• Windows, doors, and internal joinery
• Services: heating, electrics, and plumbing (visual assessment)