Structural surveys for Cardiff's Pennant sandstone terraces, Bay conversions, and Victorian workers' housing across the capital
Regulated
Wales has the oldest housing stock in the UK, with over a quarter of homes built before 1919 — and Cardiff is no exception. Inner-city areas like Splott, Grangetown, and Canton are defined by dense rows of Pennant sandstone terraces thrown up between 1869 and 1899 for dock and steelworks labourers. These properties sit on shallow foundations, use local stone that weathers differently to brick, and have often been altered without building regulations approval over the past century. A RICS Level 3 Building Survey gives you the structural detail needed before buying into Cardiff's older housing stock.
£268,000
Average House Price
33,000
Flood Risk Properties
At risk by 2050 — highest in the UK
From £600
Level 3 Survey Cost
Cardiff pricing
27
Conservation Areas
Including Pontcanna and Cathedral Road
Cardiff sits at the confluence of the Taff and Ely rivers on the Severn Estuary floodplain, making it the local authority area with the highest flood risk in Britain. Around 33,000 properties face flooding risk by 2050 — that is 17% of the city's housing. Add to this a housing stock dominated by Victorian-era Pennant sandstone terraces with shallow foundations, and you have two major structural risks that a Level 2 survey is not designed to investigate in depth.
A Level 2 report records visible defects and rates them with a traffic-light system. It won't dig into what's causing damp in a Splott terrace, whether a Grangetown property has been underpinned after flood damage, or how a Cardiff Bay warehouse conversion was structurally adapted. The Level 3 survey opens up the building — lifting floorboards, entering roof spaces, examining below floor-level where accessible — and gives you a full structural narrative of how the property has performed, what's failing, and what it will cost to put right.
Source: ONS Census 2021. Flats include purpose-built, converted, and commercial building residences.
Cardiff faces the greatest flood risk of any local authority in the UK. The city sits where the River Taff and River Ely meet the Severn Estuary, and tidal surges, river flooding, and surface water all pose threats. The Cardiff Bay Barrage helps manage tidal risk, but properties along the Taff corridor through Pontcanna, Riverside, and Canton remain vulnerable. A Level 3 survey examines below-floor areas, checks for historic flood damage in the fabric, and identifies whether previous repairs were done properly. Flood-related structural repair in Cardiff typically runs £10,000–£30,000 depending on the extent of water ingress.
| Survey Type | Cardiff | National Avg | Difference |
|---|---|---|---|
| RICS Level 3 | From £600 | From £619 | -£19 |
| RICS Level 2 | From £380 | From £395 | -£15 |
| Valuation Only | From £235 | From £250 | -£15 |
RICS Level 3
Cardiff
From £600
National Avg
From £619
Difference
-£19
RICS Level 2
Cardiff
From £380
National Avg
From £395
Difference
-£15
Valuation Only
Cardiff
From £235
National Avg
From £250
Difference
-£15
Prices based on average 3-bed property. Cardiff prices slightly below the national average, reflecting Welsh market conditions.
The RICS surveyors we work with in Cardiff understand the building materials and construction methods specific to South Wales. Pennant sandstone behaves differently from the London stock brick or red brick you find across England — it's harder, less porous, but the lime mortar joints deteriorate faster, and inappropriate cement repointing causes long-term stone damage. Our local surveyors know what to look for in Cardiff's terraces, can assess Bay area conversions properly, and understand the flood risk context that affects properties across the city.
Fill in the property details — address, type, approximate age, and number of bedrooms. You'll get a price immediately. If the property suits a Level 3 survey, you can book and pay online. We'll contact the seller or their agent within 24 hours to arrange access.
A local RICS surveyor inspects the property. For a typical Cardiff Victorian terrace in areas like Splott or Canton, expect the visit to take 3–5 hours. Larger properties, Bay conversions, or houses with significant alterations — particularly HMO reversions in Cathays — may take up to 7 hours.
The written report arrives within 2–6 working days. It covers structural condition, defects found, repair cost guidance, and recommendations for your solicitor. Our bookings team can walk you through anything in the report and help arrange follow-up specialist inspections if needed.
Cardiff has one of the highest concentrations of Houses in Multiple Occupation in Wales, clustered around Cardiff University in Cathays and Plasnewydd. Many Victorian terraces in these areas have been converted for student letting — internal walls removed, rooms subdivided, bathrooms added in unusual places. If you're buying a property that was previously an HMO, a Level 3 survey will identify whether structural alterations were done with proper approvals and whether the building can safely return to single-household use without major remedial work.
Your lender's mortgage valuation confirms what the property is worth to them as security. It does not look for structural problems. With Cardiff's average house price at £268,000, a Level 3 survey costing £600–£1,200 is a small outlay against the risks. Repointing a full Pennant sandstone terrace in lime mortar costs £8,000–£15,000. Flood damage remediation after a Taff corridor event can reach £30,000. Underpinning a terrace with subsidence on alluvial clay runs £12,000–£20,000. The survey pays for itself the moment it turns up one of these problems — and in Cardiff's older housing stock, finding nothing would be the exception rather than the rule.
Level 3 surveys in Cardiff start from around £600 for a standard 3-bed terraced house. Prices increase with property size and value — expect £900–£1,200 for larger detached homes or properties in areas like Pontcanna and Cyncoed. Cardiff pricing is slightly below the national average (from £619) because Welsh property values are lower than the English average, though older housing stock can mean longer inspection times.
Yes. Cardiff has the highest flood risk of any local authority area in the UK, and your surveyor will look for evidence of past water ingress, check below-floor areas for flood damage, and assess the condition of any flood resilience measures that have been fitted. The report will note the property's proximity to the Taff, Ely, or Rhymney rivers and whether the flood risk affects its structural condition or insurability.
For a typical Cardiff terraced house — the most common property type in the city — the on-site inspection takes 3–5 hours. Victorian properties built with Pennant sandstone require careful mortar and stonework assessment, which adds time. Larger homes, Bay conversions, or properties with extensions and basements may need up to 7 hours. The written report follows within 2–6 working days.
It depends on the building's age and type. Many Cardiff Bay apartments date from the 1990s and early 2000s regeneration and are purpose-built — a Level 2 survey is usually sufficient for these. But if the apartment is in a converted warehouse or dock building, a Level 3 is the better choice. Conversion-era buildings may have structural compromises, inadequate damp-proofing, or service installations that don't meet current standards. The surveyor can assess whether the conversion work was done properly.
Pennant sandstone is the grey-blue local stone quarried across the South Wales coalfield. It was the standard building material for Cardiff's Victorian terraces, particularly in Splott, Grangetown, and Canton. The stone itself is hard-wearing, but the lime mortar between the stones degrades over time. A common mistake is repointing with cement mortar, which traps moisture inside the stone and causes it to spall and crack. Your Level 3 surveyor will assess mortar condition, check for inappropriate past repairs, and advise on the cost of proper lime repointing if needed.
Most surveyors take 1–2 days to quote.
We'll price your survey in seconds.
We'll price your survey in seconds.
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