RICS Level 2 Survey in CF39

Survey costs in CF39 start from around £400 for smaller terraced properties and typically range up to £700 or more for larger detached homes. The price depends primarily on the size and value of the property. With average house prices in CF39 at £212,308, most buyers are looking at a survey cost in the £450-£600 range for a typical semi-detached or terraced home. We provide an instant fixed price quote with no hidden extras - enter your property details on our quote page to get your exact price.

This survey type is appropriate for most standard CF39 residential properties built after around 1920 that are in reasonable condition and of conventional construction. It is the right choice for the majority of semi-detached and terraced homes that make up most of CF39's housing stock. If the property is listed, within a conservation area, of unusual construction, or clearly shows significant structural defects, we would recommend considering a RICS Level 3 Building Survey instead. If you are unsure which survey level is right for your CF39 property, call our team and we will advise you based on the address and property details.

The on-site inspection of a typical CF39 property takes between two and four hours. A smaller terraced home will typically take around two hours, while a larger detached house will take three to four hours. The time depends on the size, age, and complexity of the property, as well as the number of accessible areas including roof space, underfloor voids, and outbuildings. After the inspection, our surveyor prepares the written report, which you receive digitally within five working days.

We visually inspect the property and flag any signs of ground movement, structural cracking, or distress that could indicate subsidence linked to historic mine workings. However, the survey does not access the Coal Authority's historical mining records or produce a formal mining search report. CF39 falls within South Wales's former coalfield region, so we strongly recommend obtaining a separate coal mining report from the Coal Authority or through your solicitor. This searches the mine records database and identifies whether your property is within a defined consultation zone for mining legacy.

Yes - and this is one of the most practical reasons buyers commission a survey. If our report identifies defects requiring repair, you have documented professional evidence to use in renegotiating the purchase price or requesting that the seller carries out repairs before exchange. With CF39 property prices down 0.5% over the last 12 months and 199 sales recorded in the area, the market gives buyers some negotiating room. A repair cost identified in a survey report is tangible justification for a price reduction, and in our experience, the survey fee is frequently recovered through the renegotiation it enables.

During our inspection, our surveyor looks for visible signs of past flooding including tidemark staining on walls, damaged floor finishes at low levels, and the condition of external drainage gullies and gulley pots. Where the property shows indicators of flood risk proximity - such as low-lying ground near the River Ogmore tributaries - our report will flag this and recommend you check the Environment Agency's flood map for planning as part of your due diligence. We also note the condition of any flood defences or resilience measures we observe. A full flood risk assessment is a specialist report separate from the RICS Level 2 Survey, but our findings guide you on whether to commission one.

A mortgage valuation is carried out for your lender's benefit, not yours. It establishes whether the property is adequate security for the loan amount - that is all. It is not a condition inspection and does not identify defects or flag risks. Your lender will typically not share the full valuation report with you, and even where they do, it contains no detail on the property's condition. A RICS Level 2 Survey is a thorough condition inspection carried out for you, the buyer. It covers every accessible element of the property and provides a clear condition rating, commentary, and recommendations. In CF39, where older housing stock and mining legacy risks are genuine factors, relying on a mortgage valuation alone leaves you without the information you need to make a fully informed purchase decision.