RICS Level 3 Survey in CF24 4 Cardiff

Our RICS Level 3 Survey represents the most comprehensive inspection available for residential properties, providing an in-depth analysis of the entire structure and its components. The survey examines the fabric of the building, including walls, floors, ceilings, and roofs, while also assessing joinery, finishes, and the condition of fixtures and fittings throughout the property. Our surveyors systematically evaluate the condition of each element, documenting any defects, their cause, and the likely urgency of repairs, giving you a clear understanding of what you're potentially taking on.

Properties in the CF24 4 area predominantly consist of terraced housing, with many dating from the Victorian and Edwardian periods when Cardiff experienced significant expansion. These older properties often feature solid brick walls, traditional timber roof structures, and original features that require expert assessment. Our inspectors are familiar with the construction methods typical of this era, including the common issues that arise in properties of this age, such as movement in solid wall construction, deterioration of original timbers, and the effects of decades of weather exposure on external elements.

During our inspection, we assess the roof structure by accessing the roof space where safe and accessible, examining rafters, joists, and any supporting walls. We check the condition of roof coverings, including slate and clay tiles common to period properties, assessing for slipped or missing tiles, deterioration of mortar bedding, and the condition of lead flashings around chimneys and valleys. Our assessment extends to examining gutters and downpipes for blockages or damage that could lead to water penetration.

We evaluate the condition of walls, looking for signs of cracking, movement, or damp penetration that could indicate structural issues. In solid wall properties, which are common in this area, we assess the condition of the brickwork and pointing, looking for signs of frost damage, salt migration, or previous repairs that may have been carried out. We also examine internal walls for signs of movement or previous structural alterations that may affect the integrity of the property.

• Comprehensive structural assessment
• Detailed defect analysis with urgency ratings
• Roof, walls, floors and ceilings inspection
• Assessment of extensions and alterations
• Evaluation of all visible and accessible areas
• Written report with photographs and recommendations

Properties in the CF24 4 area, particularly the terraced houses that dominate the housing stock, often present a range of typical defects that our surveyors are trained to identify. Damp issues are frequently encountered, whether rising damp from ground level, penetrating damp from damaged roof coverings or defective pointing, or condensation problems resulting from inadequate ventilation in converted properties. The solid brick construction common to Victorian-era homes, while generally durable, can suffer from mortar deterioration and salt migration that leads to damp penetration and internal staining. Our inspectors use moisture meters and thermal imaging where appropriate to assess the extent and cause of any dampness identified.

Roofing problems represent another significant finding in local properties, with defects ranging from slipped or missing slates on original roofs to deterioration of lead flashing around chimneys and valleys. Many properties in the area retain their original clay tile or slate roofs, which, while traditionally robust, can develop leaks as fixings corrode and mortar bedding fails. Our surveyors examine these roofs from both inside the roof space and externally, assessing the condition of tiles, underfelt, rafters, and the integrity of chimney stacks and their associated flashings. We also check the condition of valley gutters, which can be a particular problem in period properties where debris accumulates.

Timber defects are commonly identified in CF24 4 properties, affecting both structural elements like floor joists and roof rafters, and joinery including windows and doors. Wood rot, particularly wet rot in areas of persistent damp, can weaken structural timbers, while woodworm infestation may affect older properties. Our inspectors probe timber elements where accessible and assess for signs of active deterioration that could compromise structural integrity. Additionally, many older properties in the area have outdated electrical installations and plumbing systems that require assessment, with our report highlighting any concerns regarding safety or compliance with current regulations.

Foundation and subsidence concerns are particularly relevant in parts of Cardiff where clay soils can cause ground movement, leading to potential subsidence or heave issues. Properties built on ground with shrink-swell clay are susceptible to movement as soil moisture levels change with seasons and weather patterns. Our surveyors look for signs of structural movement including cracking to walls, doors and windows that stick or don't close properly, and uneven floors that may indicate foundation issues. Where we identify potential concerns, we recommend further investigation by a structural engineer.

Understanding the construction methods used in CF24 4 properties is essential for accurate assessment, and our surveyors bring this knowledge to every inspection. The Victorian and Edwardian terraced houses that dominate the area were typically constructed with solid brick external walls, typically 9 inches (two brick thicknesses) for the front and rear walls. These solid walls were laid with lime-based mortars, which are softer than modern cement mortars and can deteriorate over time, particularly in exposed positions. The original brickwork often features " Flemish bond" or "English bond" patterns, with the quality of brickwork often reflecting the original specification and the wealth of the original builder.

Internal dividing walls in these properties were typically constructed as load-bearing walls, supporting the floor joists and in some cases, the roof structure. These walls were often built with the same solid brick construction as external walls. Floor structures typically consist of timber joists spanning between external and party walls, with floorboards laid directly on top. Many original floorboards have been replaced or covered with modern flooring materials, but our surveyors can often identify the original construction method by examining accessible areas such as underfloor voids or loft spaces.

Roof construction in Victorian and Edwardian properties in Cardiff typically consists of traditional cut timber roofs with rafters, purlins, and ridge boards. These roofs were designed to support the weight of slate or clay tiles using timber battens. The original roof coverings were typically Welsh slate or locally produced clay tiles, both of which remain common in the area. Our inspection examines the condition of these traditional roof structures, looking for signs of past woodworm treatment, structural modifications, or deterioration that could affect the roof's integrity. We also check for any additions such as dormer windows or rooflights that may have been inserted, as these can create potential leak points and may require assessment for building regulation compliance.

When you receive your Level 3 Survey report for your CF24 4 property, you'll find it structured to provide clear, actionable information regardless of your technical knowledge. The report begins with a summary of the overall condition of the property, followed by detailed sections covering each major element of the building, from the foundation to the roof. Each defect is clearly described, photographed, and given an urgency rating that helps you prioritise any necessary work. We use a traffic-light system: red for urgent issues requiring immediate attention, amber for matters that should be attended to in the near future, and green for items that are in satisfactory condition or merely require monitoring.

Our reports use a traffic-light coding system to highlight issues, making it easy to distinguish between problems requiring immediate attention and those that can be monitored over time. The report also includes a section on legal considerations, flagging any apparent issues that you may wish to discuss with your solicitor, such as potential planning permission concerns or building regulation compliance matters. For properties in CF24 4 where extensions and alterations are common, this aspect of the report is particularly valuable. We note any apparent modifications to the original structure, such as removed walls, enlarged openings, or loft conversions, and advise on whether these appear to have necessary permissions.

The report includes a section on estimated repair costs where appropriate, though please note that these are rough estimates provided for budgeting purposes rather than quotes for specific works. We also recommend that you obtain quotes from qualified contractors for any significant works identified. For more complex structural issues, we may recommend consultation with a structural engineer for more detailed assessment and specific repair specifications. Our aim is to provide you with all the information you need to make informed decisions about your property purchase.