RICS Level 2 Survey in Ely, Cardiff

A RICS Level 2 Survey, also known as a HomeBuyer Report, provides a comprehensive assessment of a property's condition suitable for conventional properties built after 1850. Our inspectors examine all accessible areas of the property, including the roof space where accessible, the external walls, floors, windows and doors, and permanent fixtures and fittings. We assess the condition of the building fabric and identify defects that may affect the value or safety of the property, from structural issues to cosmetic concerns. Each inspection follows the RICS methodology strictly, ensuring consistency and reliability in our findings.

In Ely, where much of the housing dates from the inter-war and post-war periods, our surveyors pay particular attention to common issues affecting properties of this age. This includes checking for signs of damp (rising, penetrating, and condensation), assessing the condition of roofing materials and flashings, evaluating older electrical and plumbing systems, and identifying any evidence of structural movement or subsidence. The clay soils underlying much of Cardiff, including Ely, can cause foundation movement, and our surveyors are trained to spot the tell-tale signs. We specifically look for cracking patterns, door and window operation issues, and gaps that might indicate movement.

The survey produces a clear traffic-light rated report highlighting defects in condition rating 1 (no repair needed), condition rating 2 (repairs or replacements needed), and condition rating 3 (serious or urgent repairs needed). We also provide a market valuation and insurance reinstatement figure, helping you understand the property's true worth in the current Ely market, where average prices stand at £215,862 following a 2% decrease over the past year. This valuation is particularly useful for mortgage purposes and for negotiating the purchase price.

Beyond the standard elements, our Level 2 Survey includes an energy efficiency assessment highlighting areas where the property may be losing heat or have inadequate insulation. Given that many properties in Ely are over 50 years old, this is particularly relevant as older properties often lack modern insulation standards. We also advise on the urgency of repairs and provide estimated costs where possible, helping you plan for any expenditure after completion.

• Visual inspection of all accessible areas
• Identification of defects and building faults
• Traffic-light condition ratings
• Market valuation and reinstatement cost
• Advice on repairs and maintenance
• Energy efficiency assessment

Ely features a diverse mix of housing stock that reflects its development from the early 20th century through to the present day. The area saw significant residential expansion during the inter-war period (1919-1945) and again in the post-war years (1945-1980), resulting in large estates of terraced and semi-detached properties. These older properties, while forming the backbone of the community, often require careful inspection due to their age and the common defects associated with properties of this period. The 2021 census recorded a population of 14,023 for the Ely ward, demonstrating the scale of this residential community.

Many properties in Ely are constructed using traditional brickwork, typically red brick, with rendered finishes common on some post-war buildings. Roofing generally consists of concrete tiles, though older properties may have slate or stone tiles. The predominant construction method is cavity wall construction for properties built after 1930, while some earlier properties may have solid walls. Understanding these construction methods is crucial for identifying potential issues, as solid wall properties may have different insulation and damp-proofing characteristics. Our surveyors are trained to recognise these construction types and know what to look for with each.

The local geology presents specific considerations for property purchasers in Ely. The area is underlain by superficial deposits of alluvium and glacial till (boulder clay) over solid geology of Mercia Mudstone. The significant clay content means properties may be susceptible to shrink-swell behavior, particularly where mature trees are present or drainage is poor. Our surveyors are experienced in identifying signs of subsidence or heave that may indicate foundation movement related to soil conditions. Properties near the River Ely also warrant attention for potential fluvial flood risk, and our reports include relevant flood risk assessments.

• Inter-war and post-war housing estates
• Traditional brick and rendered construction
• Clay soils with shrink-swell potential
• Proximity to River Ely flood risk
• Mix of cavity wall and solid wall properties

Properties in Ely require careful consideration regarding flood risk, particularly those in close proximity to the River Ely. Our surveyors assess the property's position relative to the river and note any signs of previous flooding or water damage. While Ely is not directly on the coast and therefore has lower coastal flood risk compared to some other parts of Cardiff, the fluvial flood risk from the River Ely is a genuine consideration for properties along its banks. We check garden boundaries, walls, and any existing flood mitigation measures during our inspection.

Surface water flooding is also a concern in parts of Ely, as with many urban areas, where heavy rainfall can overwhelm drainage systems and cause flooding in low-lying areas. Our reports include a flood risk assessment based on the property's location, surrounding topography, and any history of flooding in the area. We advise on potential mitigation measures and whether specialist flood risk surveys might be warranted for high-risk properties. The local topography around the river valley can create pockets where surface water accumulates after heavy rainfall.

Regarding ground conditions, while Cardiff has a historical coal mining background, Ely itself is not typically associated with significant deep coal mining activity. However, our surveyors remain alert to any signs of mining-related subsidence or other ground instability issues that might affect properties in the area. The underlying clay soils present a more consistent consideration for property purchasers in Ely, and we specifically look for evidence of movement related to shrink-swell behavior, particularly where trees are close to the property.