RICS Level 2 Survey in Grangetown, Cardiff

Grangetown's housing stock presents particular challenges that make a RICS Level 2 Survey essential for any prospective buyer. The vast majority of properties in this area were constructed during the Victorian industrial boom, with rows of solid brick terraced houses built to accommodate workers at the nearby gas works and port. These properties, while full of character, often lack modern damp proof courses and were constructed using techniques that differ significantly from today's building standards. Our inspectors frequently identify issues such as penetrating damp caused by weathered brickwork, defective rainwater goods, and mortar deterioration that affects the structural integrity of these older properties.

The underlying geology in Grangetown adds another layer of complexity for property buyers. The area sits on reclaimed former estuarine land with significant marl clay deposits, which are susceptible to shrink-swell movement as soil moisture levels change. This ground movement can cause structural issues in properties built on shallow Victorian foundations, leading to cracking, uneven floors, and sticking doors and windows. Our Level 2 survey identifies signs of such movement and provides clear guidance on whether further investigation is necessary.

Additionally, many properties in Grangetown have undergone alterations over the decades, and some may contain hidden defects that only an experienced surveyor would spot. From outdated electrical installations that fail to meet current safety standards to roof problems arising from neglected maintenance, our detailed visual inspections cover all accessible areas of the property. We check roofs, walls, floors, ceilings, doors, and windows, as well as permanent fixtures and fittings.

The historical industrial activity in Grangetown also warrants attention when surveying properties. The former gas works site, which operated from 1863, has left a legacy that buyers should understand. While modern developments like the Yr Hafan Passivhaus project have transformed much of this land, our surveyors are aware of potential ground conditions and will note any relevant observations based on the property's location and history.

• Visual inspection of all accessible areas
• Identification of defects and moisture issues
• Assessment of urgent and major issues
• Clear traffic light rating system
• Market valuation and insurance reinstatement costs
• Advice on further specialist investigations

While Grangetown is renowned for its Victorian housing stock, the area is also experiencing significant regeneration with new developments. The Channel View redevelopment, being carried out by Cardiff Council and Wates Residential, will deliver up to 400 new low-carbon homes, replacing existing properties. Phase 1 includes Tŷ y Dorlân with 102 Community Living apartments and Trem y Môr with 24 Independent Living apartments. Block B is expected to be completed by the end of 2026, with Block A following by the end of 2027.

Similarly, the Ffordd Yr Haearn development near IKEA provides 100 affordable homes, delivered by Wales & West Housing in partnership with Cardiff Council and Welsh Government. The scheme includes a mix of 1 and 2-bedroom apartments and 2, 3, and 4-bedroom houses, with the final residents having moved in during summer 2022. If you're considering purchasing a new build property in Grangetown, our Level 2 Survey can still add value by identifying any snagging issues or construction defects that may not be immediately apparent.

Even newly constructed properties can have defects, particularly those built using innovative methods like the Passivhaus-certified modular homes at Yr Hafan. Our surveyors apply the same thorough approach to new builds, checking the quality of workmanship, verifying that installations meet building regulations, and ensuring that everything functions as it should. For buyers purchasing off-plan in the Cardiff Peninsula development or other upcoming schemes, a Level 2 Survey provides confidence that your investment is sound.

that newer properties in Grangetown, particularly those built on the former gas works site or other regenerated land, may require specific consideration regarding ground conditions. Our inspectors are familiar with the area's history and will note any signs of potential issues with the underlying geology or any residual contamination from previous industrial use.

Our experience surveying properties across Grangetown means we know precisely what issues are most likely to affect homes in this area. Damp problems feature prominently in our findings, with rising damp particularly common in Victorian properties that lack modern damp proof courses or where existing courses have failed. Penetrating damp often occurs due to degraded pointing, spalled bricks, or defective rainwater systems. Condensation dampness has become increasingly prevalent as residents install modern double glazing without adequate ventilation, trapping moisture inside solid wall properties. We've seen reports from residents on the Channel View estate about cold, damp, and mouldy conditions, highlighting how prevalent these issues are in the area.

Roof condition represents another significant area of concern. Many Victorian terraced houses in Grangetown retain their original slate roofs, which may be over 100 years old and showing signs of wear. We regularly identify cracked or missing slates, defective flashings around chimneys and parapet walls, and inadequate loft ventilation. The original timber structures supporting these roofs were not designed to bear the weight of heavier modern tiles, so we also check for signs of structural stress where roof coverings have been replaced. Parapet walls, common on these terrace roofs, frequently suffer from hidden gutter problems that can lead to penetrating damp.

Electrical safety issues frequently arise in our Grangetown surveys. Properties built before the 1990s often contain outdated wiring systems that fail to meet current regulations and cannot cope with modern power demands. We identify instances of old fabric-covered cables, outdated fuse boards lacking RCD protection, and DIY modifications that may compromise safety. Where we identify serious electrical concerns, we recommend immediate investigation by a qualified electrician.

The shallow foundations typical of Victorian properties in Grangetown can be vulnerable to ground movement given the underlying marl clay soils. We often observe signs of differential movement, particularly in bay window projections where foundations were historically less robust. Crack patterns in walls, especially around door and window openings, provide important clues about the structural condition of these older properties.