RICS Level 3 Building Survey in CF3

Across CF3, our RICS Level 3 Building Survey is built for homes that may be hiding problems. Cardiff here has a mix from post-war semis to older houses that have often been altered over the years. We inspect the structure from top to bottom, looking at load-bearing walls, roof timbers, floor structures and the damp proof course. Every accessible area is checked methodically, with photographs and notes taken as we go.

Age and build type both shape the report. In places such as Old St Mellons, where some homes sit on land underlain by Mercia Mudstone, our inspectors pay close attention to shrink-swell clay behaviour that can affect foundations. We also look for evidence of flooding or water damage, which matters near the River Rumney and in the lower-lying parts of CF3. Our surveyors know which clues matter in this corner of Cardiff.

We examine the roof structure thoroughly, checking for rot in rafters and purlins, missing tiles, and the condition of flashing around chimneys and valleys. For properties with older roof coverings, we assess whether repair or replacement will be needed soon and estimate the likely costs. Gutters and downpipes are checked too, because blocked or damaged drainage can lead to damp and structural trouble over time.

You receive our written report within five working days of the inspection. It includes a clear condition rating system, with defects ranked by severity from urgent matters needing immediate attention to jobs for future maintenance. We do not just list problems, we spell out what they mean for the purchase and set out sensible next steps. Each defect is photographed and explained in plain English, so the required work is easy to understand.

• Complete structural inspection
• Roof, walls, floors and foundations
• Damp and timber condition assessment
• Analysis of any subsidence or movement signs
• Electrical and plumbing visual inspection
• Energy efficiency observations

CF3's local market is familiar to our surveyors, and that helps when they assess what to look for. The postcode covers a number of distinct neighbourhoods, each with its own housing stock. Pontprennau and Old St Mellons mix newer developments with older homes, while other parts of CF3 contain settled residential streets with houses from different eras. Because the risks vary so much, our inspection style changes to suit the property in front of us.

A particular focus in our CF3 surveys is the risk of shrink-swell clay movement affecting foundations. Parts of Cardiff sit on Mercia Mudstone, which can swell and contract as moisture levels change. In a prolonged dry spell the clay can shrink and make foundations settle unevenly, while heavy rain can make it expand. Our Level 3 survey looks closely at the foundations and at any sign of current or past movement that points to ground condition issues.

Near the River Rumney, and across other low-lying parts of CF3, flood risk deserves extra attention. We look for signs of earlier water damage, damp proof course failure and ventilation issues that could cause trouble later. Even homes that have never flooded directly may show dampness linked to poor drainage or old water ingress. Ground levels, boundary treatments and the way water runs away from the site all come under scrutiny.

Period homes in CF3 need a careful eye on original details such as timber windows, original damp proof courses and solid wall construction. Many of these older properties were built before modern building regulations, so hidden defects may only show up during a full survey. Our inspectors know the common faults found in homes of different ages and build types across Cardiff's eastern suburbs.

• Properties near River Rumney
• Homes on Mercia Mudstone geology
• Older properties (pre-1980)
• Modified or extended homes
• Properties with visible cracks or movement