RICS Level 2 Survey in CF15

Our RICS Level 2 Survey is a comprehensive visual inspection of the property, carried out by a fully qualified chartered surveyor. We inspect every accessible area from the roof down through the external envelope, interior rooms, and outbuildings to the grounds. CF15 covers a broad mix of housing ages - from Victorian railway-era properties in Radyr to mid-century homes and newer developments - and our inspectors bring knowledge of the construction methods and defect patterns relevant to each type.

The report uses a three-point condition rating system to make our findings immediately clear. Elements scoring 1 are in good condition with no action required. Those scoring 2 have defects that need attention but are not urgent. Items scoring 3 require immediate action or specialist investigation before you fully understand the implications for cost and safety. Alongside the ratings, we include detailed commentary explaining what we found and why it matters - giving you the context to act on the information.

We also identify items outside our scope of inspection on the day - areas inaccessible due to furniture, locked rooms, or unsafe access - and recommend specialist investigations where we believe further analysis is needed. For CF15 properties with older construction or significant additions, these recommendations can be as important as the findings themselves. The report includes a section on legal and regulatory matters for your solicitor to review alongside the survey.

• Full inspection of roof covering, gutters, chimney stacks, and rainwater goods
• Assessment of external walls, windows, and doors throughout
• Internal inspection of all accessible ceilings, walls, floors, and joinery
• Identification of damp, condensation, and water ingress
• Visual assessment of heating, plumbing, and electrical services
• Assessment of outbuildings, boundary structures, and grounds
• Traffic-light condition ratings for every element inspected
• Legal and regulatory notes for your solicitor's attention

The types of defects we encounter in CF15 properties reflect the broad spread of ages and construction methods found across the postcode. Older properties in Radyr and Gwaelod-Y-Garth tend to present issues related to their age and original construction - damp in solid-wall buildings, failing roof flashings, deteriorating timber joinery, and outdated service installations. Mid-century homes in the postcode are often more structurally stable but can show issues related to extensions and alterations added over the decades, not all of which were completed to a consistent standard.

Damp is consistently one of the most frequently reported issues in older CF15 properties. Penetrating damp - caused by failed pointing, defective roof or gutter systems, or inadequate drainage at ground level - is common in properties of Victorian and Edwardian construction. Condensation-related damp is also found across all property ages, particularly in homes that have been upgraded with double glazing and improved insulation without corresponding improvements to ventilation. Our surveyors use moisture meters throughout the inspection and assess the likely cause of any damp identified, as this affects both the remedy required and its cost.

Roof defects are a regular finding across CF15, particularly in older properties where original roof coverings are now 70 to 100 years old or more. Deteriorating flashings around chimney stacks and parapet walls, cracked or slipped tiles, and blocked or leaking gutters can allow water into the building fabric and cause progressive damage if not addressed. Internally, roof structures in older properties can show signs of timber decay, inadequate support, or previous repair work that addressed the symptoms without dealing with the underlying cause. Our inspection includes the loft space where accessible to assess the roof structure directly.

• Penetrating and rising damp in older properties with solid wall construction
• Roof defects including aged coverings, failed flashings, and blocked gutters
• Timber decay from rot and woodworm in older joinery and roof timbers
• Outdated electrical consumer units and wiring in older CF15 properties
• Structural cracking and movement, particularly in properties near trees
• Poorly executed extensions and alterations lacking building control sign-off
• Original drainage systems with deteriorated or undersized pipework
• Asbestos-containing materials in properties built or modified before 2000

Radyr developed as a railway suburb in the Victorian era, when the Great Western Railway extended through this part of Cardiff. The station and its connectivity to Cardiff city centre made the area popular with professional households, and the housing built to serve them - large Victorian and Edwardian semi-detached and detached properties - still forms a significant part of the CF15 stock today. These properties are now between 100 and 130 years old, and while many have been well maintained, they all require informed inspection before purchase.

The broader CF15 postcode has approximately 7,393 households (2011 census) with a population of around 17,987. This is a relatively settled, established area with strong demand for family homes. The housing market reflects this, with the average house price sitting at £333,136 - significantly above the Wales average - and detached properties reaching an average of £473,303. However, the market has softened recently, with prices 3% down year-on-year and 12% below the 2023 peak of £376,887, giving buyers in CF15 more negotiating room than the area has seen for several years.

This combination of high property values and a softening market makes commissioning a survey particularly worthwhile in CF15 right now. Sellers who might have been reluctant to negotiate two or three years ago are increasingly open to price discussions when a professional survey identifies genuine defects. Our RICS Level 2 Survey gives you the documented evidence you need to have those conversations from a position of knowledge and authority, rather than negotiating based on impressions formed during a viewing.

The cost of a RICS Level 2 Survey in CF15 is determined by the property's purchase price, size, and construction. The national average cost for a RICS Level 2 Survey is around £455, with most buyers paying between £416 and £639. Larger and higher-value properties attract higher fees - homes priced above £500,000 average a survey cost of £586, while those under £200,000 average around £384. In CF15, where detached properties average £473,303, most buyers should budget somewhere in the mid-range of national pricing for a standard inspection.

Older properties can attract a premium on the standard survey fee. Homes with pre-1900 construction typically attract a fee uplift of 20 to 40%, reflecting the greater time and complexity involved in inspecting properties of that age and construction type. Properties with non-standard construction can attract an uplift of 15 to 30%. Victorian or Edwardian buyers in Radyr should check whether any uplift applies when requesting their quote - we always provide a clear, fixed price before you commit to booking.

The cost of the survey should be viewed in context. The average purchase price in CF15 is £333,136, and a single significant defect missed at the point of purchase can cost far more than the survey fee to remedy. A roof needing full replacement, major damp remediation, or a structural investigation can each run to several thousand pounds. Our survey fee represents a small fraction of the purchase price but can save you from significant and unexpected expenditure after you have committed to the purchase and moved in.