RICS Level 2 Survey in Llanrumney

Our RICS Level 2 Survey in Llanrumney provides a thorough inspection of the property's accessible areas, examining the condition of the roof, walls, floors, windows, doors, and foundations. The surveyor will assess both the interior and exterior of the building, looking for signs of structural damage, damp, rot, timber defects, and any other issues that may affect the property's value or safety. The survey includes a detailed analysis of the property's construction, identifying the type of building materials used and any deviations from standard building regulations that may have occurred over the years. We check everything from the loft space to the basement or under-floor areas that are accessible, ensuring no significant defect goes unnoticed.

Unlike a basic valuation, the RICS Level 2 Survey goes beyond simply assessing market value. It provides specific recommendations for repairs and maintenance, categorising defects by their severity from urgent issues requiring immediate attention to minor matters that can be addressed over time. Our surveyors will highlight any areas where further specialist investigation is recommended, such as electrical or gas safety inspections, ensuring you have a complete picture of the property's condition before you complete your purchase. The report uses a clear traffic light rating system, with Condition Rating 3 indicating defects that are serious and require urgent attention, Condition Rating 2 denoting issues that need repair or replacement but are not immediately urgent, and Condition Rating 1 representing matters that are functionally adequate but may benefit from improvement.

In Llanrumney, where many properties were built during the post-war period through to the 1980s, our surveyors pay particular attention to common issues affecting this age of housing. These include damp penetration through aging brickwork, roof condition on properties with original concrete tiles, and the condition of timber windows and doors that may have deteriorated over decades of use. The survey also examines any extensions or alterations that may have been made to the property, ensuring they meet current building standards and do not compromise the structural integrity of the original building. Many properties in Llanrumney have had loft conversions or rear extensions over the years, and we carefully assess whether these have been properly constructed and whether building regulation approvals were obtained.

• Roof structure and covering
• Walls, foundations and damp course
• Windows, doors and joinery
• Plumbing and electrical fixtures
• Damp and timber decay assessment
• Thermal efficiency observations

Properties in Llanrumney predominantly consist of post-war construction built from the 1950s through to the 1980s, with the housing mix comprising 42.5% semi-detached homes, 36.6% terraced properties, 10.2% detached houses, and 10% flats and apartments. This age profile means that many properties will have original features that may now be considered outdated or in need of updating. Our RICS Level 2 Survey frequently identifies issues such as aging damp-proof courses that may have failed, original roofing materials that have reached the end of their lifespan, and electrical wiring that does not meet current regulations. The majority of properties in Llanrumney fall into the 1945-1980 age bracket, making them over 50 years old where RICS Level 2 Surveys provide the most value by identifying age-related defects that may not be apparent to buyers.

The local clay geology presents specific challenges for property owners in Llanrumney. The Mercia Mudstone Group bedrock underlying the area, combined with superficial deposits of alluvium and glacial till, creates conditions where soil movement can occur during periods of prolonged dry weather or heavy rainfall. This shrink-swell activity can cause foundations to shift, leading to cracking in walls and structural movement. Our surveyors are experienced in identifying the signs of this type of movement and will recommend appropriate action if concerns are identified. Properties with large trees, particularly those with extensive root systems near foundations, are especially vulnerable to ground movement in clay soils, and we carefully assess the relationship between vegetation and the property's foundations.

Many Llanrumney properties feature traditional cavity wall construction with brick external walls, often finished with render. Over time, render can crack, spall, or detach from the underlying structure, allowing water penetration and causing damp issues internally. Our surveyors inspect render condition carefully, noting any areas of concern that may require repointing or re-rendering. The pitched roofs on most Llanrumney properties are typically constructed with concrete tiles or slate, and our inspection covers the condition of these coverings, the integrity of flashing, and the state of gutters and downpipes that may have become blocked or damaged. We also check the condition of roof timbers for signs of woodworm or rot, which can be particularly problematic in properties where roof coverings have allowed water penetration over the years.

Properties built before 2000 may contain asbestos-containing materials, which were commonly used in construction until this date. Our surveyors will visually identify any suspected ACMs and recommend appropriate testing or removal by specialists where necessary. This is particularly relevant for properties with textured ceiling coatings, insulation boards, or older pipe lagging that may contain asbestos fibres. Additionally, we assess the condition of older electrical installations, which in properties built before 1990 may still use rubber insulated wiring or very old consumer units that do not meet current electrical safety standards. We also check for the presence of lead water pipes, which were commonly installed in properties built before the 1970s and can represent a health hazard.