RICS Level 2 Survey in CF42

The majority of properties sold in CF42 are terraced homes, and a significant proportion of these are Victorian stone-built construction. These properties were built in the late 19th and early 20th century to house mining and industrial workers in the Rhondda Valley. They are typically constructed with solid stone walls - thicker and more substantial than later brick-built cavity wall properties - and often feature slate roofs, suspended timber floors, and traditional fireplaces.

Stone-built Victorian terraces have distinct characteristics that our inspectors examine carefully. Solid walls can be vulnerable to penetrating damp, particularly where pointing has deteriorated or render has cracked. The slate roofs common in this area are durable but require ongoing maintenance - individual slates slip and crack over time, and the nail fixings can corrode on older roofs. Leadwork at flashings, valleys and chimney abutments can fail and allow water ingress at critical junctions.

Suspended timber ground floors in properties of this age can harbour rot and woodworm where ventilation has been compromised or where ground moisture has increased. We check accessible subfloor voids and examine floorboards for evidence of timber defects. Older electrics - where original wiring may still be in use - and ageing plumbing systems are also common findings in the Victorian housing stock of CF42.

• Penetrating damp through stone walls and deteriorated pointing
• Slipped, cracked or hooked slates and deteriorated leadwork
• Rising damp through failed damp-proof courses
• Wet rot and dry rot in suspended timber floors
• Woodworm in structural timbers and floorboards
• Pre-modern electrical wiring and fuse boards
• Lead supply pipework in older homes
• Structural cracking and lintel deterioration

Rhondda Cynon Taf contains almost 360 listed buildings, and several are located within or close to CF42. Properties listed in and around Treherbert and Treorchy include Bethany Chapel (Grade II), Tynewydd Farm House (Grade II*), Ainon Welsh Baptist Chapel (Grade II), the Church of St George (Grade II), Park and Dare Workmen's Institute and Hall (Grade II*), and the Engine House and Fan House at Tower Colliery (Grade II).

Buying a listed building brings additional responsibilities. Owners are required to maintain and repair listed structures using appropriate materials and methods, and any alterations that affect the character of the building require Listed Building Consent from the local authority. Standard building materials used in modern repairs are often unsuitable for listed properties - lime mortar, traditional slates, and period-appropriate finishes may be required.

For properties with listed status, a standard RICS Level 2 Survey may not provide sufficient depth of analysis. We generally recommend a RICS Level 3 Building Survey for listed properties, given the complexity of traditional construction and the specialist knowledge required to properly assess its condition. If you are purchasing a property that has been significantly altered over the years, we can advise on the most appropriate survey level when you request your quote.

Nationally, a RICS Level 2 Survey costs around £455 on average, with a typical range of £400 to £1,000 depending on the property. In CF42, where the majority of sales fall below £134,000, many buyers will find survey fees at the lower end of the national scale. A standard two-bedroom terraced property in Treorchy or Treherbert would typically attract a survey fee towards the £400 to £550 range.

Several factors can increase the survey fee for a CF42 property. Older pre-1900 properties can add 20 to 40 percent to the cost due to the additional time required to inspect traditional construction properly. Non-standard construction, complex extensions, or unusual features may also affect pricing. Listed buildings require additional specialist expertise and typically incur a premium of £150 to £400 on top of the standard survey fee.

Use our online quote tool to get an accurate fee for your specific property. Enter the address, property type, and approximate market value, and we will provide an instant quote. The quote is fixed - there are no hidden costs and no surprises when the invoice arrives.