RICS Level 2 Survey in CF3

Our RICS Level 2 Survey is a comprehensive visual inspection carried out by one of our qualified chartered surveyors. We examine every accessible part of the property - starting at the roof and working down through the external walls, windows, and doors to the interior rooms, floors, services, and outbuildings. In CF3, where the housing stock ranges from 1950s post-war estates in Llanrumney and Rumney to newer developments in St Mellons and older properties in Old St Mellons, our inspectors adapt the assessment to the specific characteristics of each home.

Each element of the building is assessed and scored on a 1-3 scale. Those scored 1 need no immediate action and are performing as expected. Items scored 2 have defects that need monitoring or addressing in due course but are not urgent. Elements scored 3 require immediate attention or specialist investigation - these are the areas that most significantly affect your negotiating position. We also clearly note any areas that could not be inspected, such as areas concealed by furniture or locked outbuildings, so you always understand the full scope of our assessment.

The report includes our professional view on whether the agreed purchase price reflects the property's condition. If we identify significant defects, you can use this information to negotiate with the seller, request repairs before contracts are exchanged, or obtain specialist contractor quotes to understand the true cost of ownership. The survey also includes guidance on maintenance priorities, which is particularly helpful for first-time buyers purchasing older stock in Llanrumney or Rumney.

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

CF3's broad mix of housing ages and types means we encounter a wide range of defects when surveying properties in the area. The post-war estates of Llanrumney and Rumney produce a consistent pattern of issues related to the age of their construction - original roof coverings reaching the end of their life, outdated electrical consumer units, and plumbing systems that predate modern standards. Older properties in Old St Mellons present a different set of challenges, including damp in solid-walled buildings and structural movement in properties with shallow foundations.

Damp is one of the most common issues we encounter across CF3. This can take several forms: rising damp where the damp-proof course has failed or is absent, penetrating damp caused by defective pointing or damaged roof and gutter systems, and condensation-related damp in properties with inadequate ventilation. Identifying the correct cause of damp is critical, because the treatment - and its cost - varies significantly depending on whether the problem is structural, maintenance-related, or ventilation-related. Our surveyors take moisture readings throughout the inspection and note their findings clearly.

CF3's proximity to the River Rumney and the coast means that some properties in the area may have been affected by flooding events in the past. Evidence of flooding is not always visible without a thorough inspection - look for tide marks on walls, salt crystallisation on internal brickwork, or disturbed floor coverings and skirting boards. Our surveyors are trained to spot these signs and will flag them in the report, recommending specialist flood risk and drainage investigations where appropriate.

• Damp - rising, penetrating, and condensation-related - across all property ages
• Roof defects including aged coverings, slipped tiles, and failed flashings
• Outdated electrical installations in post-war properties throughout Llanrumney and Rumney
• Signs of previous flooding, particularly in low-lying areas near the River Rumney
• Timber decay from rot and woodworm in older joinery and roof structures
• Structural movement and cracking in properties on clay or made-up ground
• Unauthorised extensions or alterations lacking building control approval
• Poor insulation and inefficient heating in older CF3 properties

Llanrumney and Rumney were developed largely in the post-war period as part of Cardiff's housing expansion programme. The properties built in this era - predominantly semi-detached and terraced houses - were constructed to the standards and with the materials available at the time. Many of these homes are now 60 to 80 years old and approaching or entering a significant maintenance phase. Understanding what this means for the specific property you are buying requires a professional inspection, not just a viewing.

Post-war properties in CF3 typically feature cavity wall construction, concrete roof tiles or clay tiles (depending on the builder and period), and original heating and electrical installations that may have been partially updated over the decades. Key risks in these properties include failed or degraded cavity wall ties, roof coverings that have outlived their design life, outdated electrical consumer units, and original pipework that can be prone to corrosion. Extensions added in the 1970s, 1980s, or later without proper building control approval are also a frequent finding in our surveys of this era of property.

None of these issues makes a post-war property in Llanrumney or Rumney a bad investment. Many are well-maintained, well-located, and good value when priced at the CF3 terraced average of £216,386 or the semi-detached average of £270,271. But knowing precisely what condition the property you are buying is in - and what maintenance or repairs are coming - lets you budget accurately and negotiate from a position of knowledge rather than assumption. That is exactly what our RICS Level 2 Survey delivers.

Survey costs in CF3 follow the national pricing structure for RICS Level 2 Surveys, which varies based on the property's purchase price and size. According to Compare My Move data from February 2026, the national average cost for a RICS Level 2 Survey is around £455, with most buyers paying between £416 and £639. Homes priced below £200,000 typically attract survey fees starting from around £376. Those priced above £500,000 average around £586 due to the greater scope of inspection required.

In the CF3 market, where terraced properties average £216,386 and semi-detached homes average £270,271, most buyers can expect to pay in the lower to mid part of that national range. Detached properties in CF3, which average £445,673, will attract a higher survey fee reflecting the greater scope of the inspection. We provide an exact, fixed price when you complete our online quote form - there are no surprise additions to the fee after you have booked.

Viewed against the cost of the purchase and the potential cost of undiscovered defects, a RICS Level 2 Survey represents excellent value. A single significant defect - a failing roof, a major damp problem, or an outdated electrical installation - can cost far more to remedy than the survey fee. Our survey gives you the information to avoid surprises, negotiate a better price, or plan your maintenance spending from the moment you move in. For CF3 buyers purchasing in a market that has seen a 34.42% decrease in transaction volumes over the last year, that information is particularly valuable when making a confident offer.