RICS Level 2 Survey in CF83

The Level 2 Home Survey we provide is a thorough visual inspection of all accessible parts of the property, producing a report with clear condition ratings for every element assessed. It is the most commonly purchased survey type for properties in CF83 that are in a standard condition and have not undergone significant structural alteration. The survey covers the full range of structural and building elements, from roof to foundations, using the standard RICS three-point rating system.

• Roof structure, coverings, gutters, and downpipes
• Chimney stacks, flashings, and roof lights
• External walls, cladding, pointing, and rendering
• Windows, external doors, and joinery
• Internal walls, ceilings, and floor surfaces
• Loft space and roof void inspection where safely accessible
• Moisture meter readings and damp assessment throughout
• Heating and hot water systems (visual check only)
• Drainage and plumbing (visual check only)
• Outbuildings, boundaries, and gardens

Condition Rating 1 means no repair is currently needed. Condition Rating 2 identifies defects that need attention or monitoring but are not urgent. Condition Rating 3 flags serious issues requiring immediate action or specialist investigation before you proceed. After the inspection, you receive a digital report using plain English rather than technical jargon, along with guidance on insurance reinstatement costs and a valuation context summary. You can speak directly with the surveyor who inspected the property if you have questions about any of the findings.

For most standard terraced and semi-detached properties in CF83 - which account for the majority of the area's sales - the Level 2 survey provides the right level of depth. If the property is older, has significant structural alterations or extensions, or if the Level 2 inspection identifies multiple Condition Rating 3 items, we may recommend upgrading to a RICS Level 3 Building Survey, which provides a more detailed technical analysis and more thorough guidance on remediation costs.

Caerphilly and the broader CF83 area sit within the South Wales coalfield region, one of the most extensively mined areas in Britain. While large-scale coal extraction has ended in the area, the physical legacy of former mine workings beneath the ground can still affect properties today. Ground instability, differential settlement, and in some cases gas seepage are among the risks associated with former colliery land, and they can manifest as structural movement in properties built on or near former mine workings.

The Coal Authority holds records of former colliery workings across Great Britain and provides Coal Mining Risk Reports that solicitors can obtain as part of the conveyancing search process. These reports indicate whether a property falls within a 'Development High Risk' area and provide information on the proximity of known workings to the site. Our RICS Level 2 survey assesses the property above ground for any visible signs of mining-related movement - including diagonal cracking patterns at window and door corners, out-of-plumb door and window frames, and sloping floors that cannot be explained by other causes.

Where we identify indicators consistent with ground movement, we note them with a Condition Rating 3 and recommend specialist structural investigation alongside a coal mining search. Even where no visible signs are present, we recommend that buyers in CF83 confirm with their solicitor that a coal mining search has been obtained. The combination of a thorough above-ground survey and an authoritative below-ground mining report gives buyers the most complete picture of any ground-related risk before committing to a purchase in this area.

Any buyer purchasing a standard residential property in CF83 that appears to be in reasonable condition should consider a RICS Level 2 survey as a minimum level of due diligence. The survey is particularly well-suited to the terraced and semi-detached homes that make up the bulk of CF83 sales, providing a professional and independent assessment that goes far beyond the brief mortgage valuation carried out for your lender. It is especially valuable for first-time buyers who may be unfamiliar with the condition issues typical of older South Wales housing stock.

For buyers purchasing an older property - particularly one built before 1945 - the Level 2 survey is where our inspectors are most likely to identify Condition Rating 3 items that could significantly affect your negotiating position or your decision to proceed. Common high-priority findings in older CF83 properties include active damp through failed damp-proof courses, deteriorating roof coverings on properties approaching their end of usable life, and structural cracks consistent with ground movement. Any of these findings can be used to negotiate a price reduction or request seller remediation before exchange.

Buy-to-let investors and landlords purchasing in CF83 also benefit from a Level 2 survey, which provides a clear starting point for understanding the property's condition and any immediate maintenance costs before rental income begins. For leasehold flats, we recommend checking whether the survey should focus on the demised premises alone or include a review of the building's common areas - your solicitor can advise on the scope of the inspection that best protects your interests as a flat buyer.