RICS Level 2 Survey in CF24

A RICS Level 2 HomeBuyer Survey is the standard recommendation for CF24 properties that appear in reasonable condition - properties that are conventionally constructed, not significantly altered, and without obvious signs of major structural failure. Given that most CF24 transactions involve Victorian and Edwardian terraced houses built between 1880 and 1914, and that these properties are generally well maintained, Level 2 is appropriate for the majority of purchases in this postcode.

The inspection is visual and non-invasive, carried out by a RICS-qualified surveyor. We assess every accessible part of the property using a damp meter, binoculars for high-level elements, and a torch for darker spaces such as under-stairs cupboards and loft hatches. We do not lift floorboards or open up walls, but we probe timber where accessible and take damp readings at all ground-floor level and any areas showing visible moisture evidence.

• Roof structure, chimney stacks, and Welsh slate or tile coverings assessed for condition
• External walls and pointing checked for erosion, cracking, and mortar condition
• Windows and doors assessed for rot, draughts, and glazing seal failure
• Internal ceilings and walls checked for damp, cracking, and movement
• Timber floors probed for signs of wet or dry rot where accessible
• Heating, electrics, and plumbing given a general condition rating (not specialist tested)
• Drainage and outbuildings assessed where visible and accessible
• Grounds and boundaries checked for retaining walls, trees, and boundary structures

The written report uses the RICS three-point condition rating scale. Condition 1 is satisfactory, Condition 2 requires attention before the end of the normal maintenance cycle, and Condition 3 requires immediate or specialist attention. We also flag where additional specialist reports are advisable, such as a structural engineer visit for properties showing significant cracking, or a drainage CCTV survey for older terraced houses in CF24 whose clay drains may have shifted over time.

Choosing between a Level 2 and Level 3 survey for a CF24 property comes down to the age, construction, and visible condition of the building. A Level 2 HomeBuyer Survey is appropriate for most CF24 terraced houses that appear in sound condition with no obvious cracking, no significant extensions, and no evidence of major past repairs. A Level 3 Building Survey provides more detailed investigation and is recommended for any CF24 property showing visible structural concerns.

Properties in CF24 that particularly benefit from upgrading to a Level 3 survey include: terraced houses with bay windows showing cracks or movement in the bay structure; properties with substantial rear extensions built before the 1980s; any building showing external cracking wider than 5mm; and any CF24 house marketed as requiring renovation. A Level 3 survey includes roof void access, a more detailed assessment of subfloor spaces, and more extensive drainage commentary.

• Level 2 is appropriate for: standard CF24 terraces in sound condition, post-1980 flats
• Level 3 is recommended for: properties with visible cracking, pre-1919 buildings with extensions, any renovation property
• Level 3 includes: roof void inspection, subfloor access where possible, structural commentary
• Level 2 pricing from £399 for most CF24 properties under £250,000
• Level 3 pricing from £550 for comparable CF24 properties
• Either survey can support price renegotiation if defects are found

Our team will make a survey level recommendation at no charge when you request a quote. Tell us the property address, approximate age, and whether you noticed anything during viewings - cracking, damp smell, uneven floors - and we will advise which level of inspection is most appropriate for your CF24 purchase.

CF24 covers three distinct Cardiff neighbourhoods, each with its own character and property profile. Roath, in the northern part of CF24, is the most established and sought-after, with streets of well-maintained Victorian terraces framing Roath Park and the lake. Properties in Roath typically command a premium within the CF24 average, and the area attracts a mix of families and professionals who value the green space and the proximity to Cardiff University.

Adamsdown sits in the central part of CF24, closer to the city centre and Cardiff Royal Infirmary. The housing stock here is similar in age to Roath - primarily late-Victorian terraces - but the streetscape is more varied, with some properties converted to flats and others above commercial uses. Survey findings in Adamsdown frequently include rear-of-terrace drainage issues and evidence of previous unauthorised alterations, both of which a Level 2 report will flag.

• Roath: well-maintained Victorian terraces, premium within CF24, strong demand
• Adamsdown: central location, more varied stock, some commercial ground-floor conversions
• Splott (CF24 5): prices fell 6% last year, older workers' cottages, higher defect risk in older fabric
• All three sub-areas have predominantly pre-1919 housing stock requiring careful survey
• Roath Park proximity adds value but also brings tree root risk to nearby properties
• Cardiff University area in Roath has a higher proportion of converted flat stock

Splott, covering CF24 5, saw prices fall 6% in the last year. The Splott housing stock includes some of the oldest fabric in the wider CF24 area, with original terrace and cottage rows from the late Victorian period that have had less investment in maintenance than comparable Roath properties. Our surveyors give Splott properties close attention on damp, roof covering condition, and service installation age, as these elements are most likely to carry Condition 3 ratings.