RICS Level 2 Survey in Roath, Cardiff

Roath's housing landscape is dominated by traditional Victorian and Edwardian terraced properties, constructed primarily from local red brick with slate roofs. These period homes often feature characteristic bay windows, decorative cornicing, and solid brick walls that, while architecturally appealing, can harbour hidden defects that only an experienced surveyor can identify. Our inspectors regularly encounter issues ranging from rising damp in solid wall constructions to deteriorating roof conditions and outdated electrical systems in properties that may be over 100 years old.

The area's strong rental market, driven by students attending Cardiff University and young professionals working in the city centre, means many properties have been converted into Houses in Multiple Occupation (HMOs). While these investments can be lucrative, they often present additional survey considerations, including modifications to original layouts, fire safety compliance, and the condition of shared facilities. Our RICS Level 2 survey provides a detailed assessment of all visible and accessible elements, giving you a clear picture of the property's true condition.

Properties in Roath frequently exhibit defects common to their era, including penetrating damp through degraded brickwork, timber rot in floor joists, and deteriorating lead flashing around chimneys. The solid brick construction methods used in Victorian and Edwardian buildings, while durable, lack the cavity wall insulation found in modern properties, meaning thermal efficiency often falls below current standards. Our surveyors document these issues comprehensively, enabling you to negotiate appropriate repairs or price adjustments with sellers.

The popularity of Roath with the student population has led to a high proportion of properties being used as shared houses or HMOs. These properties often experience higher levels of wear and tear compared to family homes, with internal doors, bathroom facilities, and kitchen equipment requiring more frequent replacement. Our survey specifically addresses the condition of these elements, flagging any items that show signs of excessive use or inadequate maintenance that could require immediate investment following your purchase.

• Rising and penetrating damp
• Roof condition and slate degradation
• Structural movement and crack assessment
• Electrical and plumbing condition
• Timber defects and woodworm
• Energy efficiency and insulation

The predominance of Victorian and Edwardian terraced properties in Roath creates specific challenges for property buyers. These homes were built to standards and with materials common in the late 19th and early 20th centuries, using solid brick walls without cavity insulation, timber floor joists, and traditional lime-based mortars. While these construction methods produced durable buildings, they require different maintenance approaches than modern properties and can develop defects that unfamiliar buyers might overlook.

Many Roath properties have undergone significant modifications over the decades, including extensions, loft conversions, and the subdivision of larger homes into flats or HMOs. These alterations can introduce additional considerations, such as the structural integrity of modified walls, the adequacy of modern insulation, and compliance with current building regulations. Our surveyors are experienced in assessing both original construction features and later modifications, providing you with a complete picture of the property's condition.

The area's popularity with landlords and the student population has led to numerous properties being converted for rental purposes. While these investments can offer attractive returns, they may have been subject to more intensive use and potentially less rigorous maintenance than owner-occupied properties. Our survey specifically addresses the condition of elements likely to experience heavier wear in rental properties, including internal doors, bathroom fittings, and kitchen facilities.

Properties along streets like Albany Road, Woodville Road, and the surrounding streets near Roath Park often feature original period details that add character but require ongoing maintenance. Cast iron gutters, lead piping, and original sash windows are common features that, while charming, can be expensive to repair or replace. Our survey report will flag any issues with these elements and provide guidance on their condition and expected lifespan.

Based on our extensive experience surveying properties throughout Roath, we regularly identify several recurring defect patterns that buyers should be aware of. Damp issues are perhaps the most common problem we encounter, particularly in solid wall Victorian properties where moisture can penetrate through brickwork and accumulate in north-facing walls with limited sun exposure. Our surveyors use moisture meters to identify affected areas and will recommend appropriate remediation measures.

Roof condition is another frequent area of concern in Roath. Many Victorian and Edwardian properties still retain their original slate roofs, which while durable, can develop issues over time such as slipped slates, cracked tiles, and deteriorated lead flashing around chimneys and valleys. Access to roof spaces can sometimes be limited, but our surveyors will attempt to inspect as much as safely possible and will note any areas that could not be examined.

Structural movement and cracking are also seen in properties across Roath, particularly in properties built on the clay soils common in Cardiff. While some minor movement is normal in older properties, our surveyors are trained to identify signs of more serious subsidence or structural distress that may require further investigation. We examine walls internally and externally for cracks, paying particular attention to window and door openings where movement is most likely to manifest.

Electrical and plumbing systems in Roath properties often require careful assessment, as many have been upgraded piecemeal over the years rather than fully rewired or replumbed. We cannot test systems or remove covers, but we can identify visible outdated consumer units, fabric-wired circuits, lead or galvanised steel pipes, and other indicators that the installation may not meet current standards. These findings can then be followed up with qualified electricians and plumbers before completion.