RICS Level 3 Building Survey in Caerau, Cardiff

Our RICS Level 3 Building Survey provides an exhaustive examination of your Caerau property's structural integrity and overall condition. The survey includes a thorough assessment of the roof space, where our inspectors examine the condition of rafters, purlins, and any signs of water penetration or pest infestation. We inspect all external walls, looking for cracks, signs of subsidence, and the condition of pointing and render. The foundation structure receives careful attention, with our surveyors assessing any visible movement or potential issues that could affect the building's stability. For properties in Caerau's CF5 postcode, we pay particular attention to the typical construction methods used during the mid-century building boom.

Within the property, we evaluate the condition of all internal walls, floors, and ceilings, noting any signs of damp, rot, or structural movement. Our inspection covers all plumbing and electrical systems that are visible, although we note that a separate electrical inspection is recommended for complete safety certification. The survey also examines windows, doors, and joinery, assessing their condition and functionality. Every significant defect is photographed and documented, with clear explanations of the issue and recommended remedial actions. Our surveyors will often find issues with original fixtures and fittings that date back to the property's construction period.

For Caerau's terraced properties, our surveyors pay particular attention to shared walls and the structural relationship between adjoining properties. We understand that these properties can have interconnected issues that affect the whole terrace, such as movement in one property indicating problems in the next. Our detailed report includes a condition rating system that clearly identifies each defect's severity, helping you prioritise any necessary repairs or negotiate with the seller based on our findings. This is particularly important in Caerau, where many properties share structural elements with their neighbours.

• Roof structure and covering
• Wall construction and condition
• Foundation and substructure assessment
• Damp and rot investigation
• Windows and doors
• Plumbing and electrical visible elements
• Interior joinery and finishes
• External areas and boundaries

Properties built in Caerau during the mid-century period between 1936 and 1979 present several common defect patterns that our surveyors know to look for. One of the most frequent issues we identify is deterioration of the original roof covering, which after several decades may be reaching the end of its serviceable life. Tiles may be cracked, slipped, or have deteriorated mortar pointing, leading to water ingress that can cause damage to rafters and ceiling joists. Our inspectors frequently find evidence of past repairs using inappropriate materials or methods that don't meet current building standards.

Another common issue in Caerau's terraced properties is damp penetration, particularly in ground floor walls where external ground levels have been raised over the years. We often see bridging of damp proof courses, missing or failed damp proof membranes, and condensation issues caused by inadequate ventilation. The solid wall construction typical of this era doesn't have the cavity wall insulation that modern homes benefit from, which can lead to thermal efficiency concerns as well as damp problems. Our surveyors use moisture meters and thermal imaging equipment to identify these hidden issues.

Original electrical wiring in properties from this period is another significant concern. Many Caerau homes still have their original circa 1970s wiring, which may not comply with current regulations and could pose a fire risk. Our survey will identify the type and condition of visible electrical installations, though we always recommend a full electrical inspection by a qualified electrician for complete safety certification. Similarly, original plumbing systems may have corroded fittings or use materials that are no longer considered best practice.

We also commonly find structural movement in Caerau properties, typically manifesting as cracks in walls, door frames that no longer close properly, or windows that have dropped in their frames. While some movement is common in properties of this age and may be non-structural, our surveyors are trained to identify the signs of more serious subsidence or heave that might require further investigation by a structural engineer.

Understanding the construction methods used in Caerau properties helps our surveyors provide you with the most accurate assessment possible. The majority of homes in Caerau were built during the post-war building boom of the mid to late 20th century, using construction techniques that were standard at the time. Terraced properties typically feature solid brick external walls with internal load-bearing masonry, while the roof structure usually consists of traditional cut timber rafters with purlins and strutting. Understanding these construction methods allows us to identify defects that are typical for the property's age and construction type.

Many Caerau properties feature cavity walls that were constructed with the inner and outer leaves tied together using metal wall ties. Over time, these wall ties can corrode, particularly in properties where the cavity was not adequately ventilated. Our surveyors inspect for signs of wall tie failure, including horizontal cracking pattern that follows the mortar courses, bulging walls, or separation of the brickwork. This is a particular concern in areas with high rainfall exposure, and while Caerau is not in a high-risk flood zone, the Cardiff climate means properties are regularly exposed to wet weather.

The foundations of Caerau properties are typically traditional strip foundations, which were the standard construction method for the era. These foundations are generally adequate for the ground conditions in the Cardiff area, but our surveyors still assess them carefully for any signs of movement or settlement. We look for cracking in the external brickwork, particularly at corners and around openings, which can indicate foundation movement. In some cases, we may recommend further investigation by a structural engineer if our initial assessment raises concerns about the foundation's condition.

Your Caerau survey report arrives as a detailed document that you'll find easy to understand despite its comprehensive nature. The report begins with an executive summary that highlights the most important findings, followed by a room-by-room breakdown of the property's condition. Each defect receives a condition rating from 1 (no repair needed) to 3 (urgent repair required), allowing you to quickly assess which issues demand immediate attention. This rating system follows the RICS guidelines and provides a clear, standardised way to understand the severity of any problems identified.

The report includes numerous photographs showing each significant defect in context, making it simple to understand exactly what our surveyor found. Where relevant, we include sketches and diagrams to explain structural issues or the relationship between different building elements. Our recommendations section provides clear guidance on what remedial work is needed, how urgent it is, and what approximate cost brackets you might expect for the repairs. We always aim to give you enough information to make informed decisions about the property.

For Caerau property buyers, this level of detail proves invaluable when making informed decisions about their purchase. If significant defects are found, you can use the report to renegotiate the purchase price, request that the seller carry out repairs before completion, or in some cases, decide that the property isn't suitable for your needs. The report also serves as a useful reference document for any future renovation work you undertake on the property. Many buyers find that having the survey report gives them confidence in their purchase decision, while others use the findings to secure a better deal.