RICS Level 3 Building Survey in Cardigan

A RICS Level 3 Building Survey provides a thorough inspection of all accessible areas of a property. Our inspectors examine the roof structure, walls, floors, ceilings, doors, and windows, as well as the building's foundations and any visible signs of structural movement. In Cardigan, where many properties date from the Georgian and Victorian periods, this detailed assessment is particularly valuable. Older buildings often have traditional construction methods that differ significantly from modern standards, and our surveyors know what to look for.

The report includes identification of defects, their cause, and recommendations for remedial action. We categorise issues by priority, helping you understand which problems require urgent attention and which can be scheduled for future repair. For properties in flood-risk areas such as The Strand or St Mary Street, our inspectors pay particular attention to previous flood damage, damp penetration, and the condition of ground-floor timbers and electrics. We also note any flood resilience measures that have been installed, such as demountable barriers or waterproof render treatments.

The underlying geology of Cardigan presents specific challenges that our surveyors understand well. Ceredigion's bedrock consists of Ordovician and Silurian mudstone, overlaid with glacial till and alluvial deposits. These clay-rich soils are prone to shrink-swell behaviour, expanding when wet and contracting during dry periods. This ground movement can affect foundations, particularly for properties with shallow footings or those built before modern building regulations. Our inspectors look for cracks in walls, doors that stick, and other indicators of foundation movement that might result from these soil conditions.

Historical mining activity in the area also warrants investigation. Slate quarries operated in the nearby Cilgerran gorge, and brick clay was extracted within what is now the town. While not all properties are affected, a thorough survey can identify signs of past mining activity that might compromise structural integrity. For the 103 listed buildings in Cardigan, our surveyors pay additional attention to alterations that may have been carried out without proper consent or that have compromised the building's original structure.

• Structural assessment
• Damp and timber decay investigation
• Roof and chimney condition
• Floor and wall stability
• Flood risk indicators
• Electrical and plumbing observations
• Mining subsidence assessment

Properties in Cardigan face several area-specific challenges that our Level 3 surveys address in detail. The town's location on the River Teifi estuary means tidal flooding is a genuine concern for many properties, particularly in low-lying areas like The Strand and Mwldan. Significant flood events occurred in 2007, 2008, 2012, and 2014, with 29 properties on St Mary Street inundated in January 2014 alone. Our surveyors check for signs of previous flood damage, including water marks on walls, warped floorboards, and deterioration of plaster and timber at ground-floor level.

The underlying geology presents another consideration. Ceredigion's bedrock consists of Ordovician and Silurian mudstone, overlaid with glacial till and alluvial deposits. These clay-rich soils are prone to shrink-swell behaviour, meaning they expand when wet and contract during dry periods. This ground movement can affect foundations, particularly for properties with shallow footings or those built before modern building regulations. Our inspectors look for cracks in walls, doors that stick, and other indicators of foundation movement.

Historical mining activity in the area also warrants investigation. Slate quarries operated in the nearby Cilgerran gorge, and brick clay was extracted within what is now the town. While not all properties are affected, a thorough survey can identify signs of past mining activity that might compromise structural integrity. For the 103 listed buildings in Cardigan, our surveyors pay additional attention to alterations that may have been carried out without proper consent or that have compromised the building's original structure.

Many Georgian and Victorian properties in Cardigan were built with solid walls rather than cavity walls, and they rely on breathability to manage moisture. Modern energy-efficiency improvements can sometimes trap damp if not correctly specified, and our surveys identify these issues. We also check for asbestos in older properties and outdated electrical systems that may date from the pre-1960s era.

If you're considering a property in The Strand area, St Mary Street, Mwldan, or the Cattle Market, flood risk should be a key consideration in your purchase decision. These areas have a documented history of tidal flooding, with events occurring roughly every few years. Natural Resources Wales is developing a tidal flood risk management scheme for The Strand area, with construction potentially starting in late 2026. The scheme aims to protect approximately 90 properties in the highest-risk zone.

Our Level 3 surveys include assessment of flood risk indicators. We examine the condition of ground-floor finishes, electrics, and plumbing, which are most vulnerable to flood damage. We also look at the property's history of flooding where evidence is visible, and we note any flood resilience measures that have been installed. For properties in high-risk areas, we recommend discussing specific flood risk with the vendor and checking the Welsh Flood Risk Assessments.

Surface water flooding is also a concern in some parts of Cardigan. An event in 2014 was attributed to surface water, highlighting that flood risk is not limited to river and tidal sources. Our surveyors assess drainage around the property, including gutters, downpipes, and the general fall of the land, to identify potential issues with surface water accumulation. We also check the condition of drainage systems and note any signs of past overflow or saturation.

Fluvial flooding from the Afon Teifi and Afon Mwldan also poses risks, particularly during periods of heavy rainfall. The Afon Teifi is tidally influenced as far upstream as Cwm Plysgog, approximately 5km from Cardigan, which means water levels can be affected by both river flow and tidal conditions. Our surveyors understand these local hydrological factors and can advise on the specific risks for any property you're considering.