RICS Level 3 Building Survey in Splott

Splott's housing stock presents unique challenges that make the RICS Level 3 survey particularly valuable. The area is dominated by dense rows of Pennant sandstone terraces built during the Victorian era. This local stone weathers differently to brick and requires specific knowledge to assess properly. Many properties have been altered over the past century without building regulations approval, which can lead to hidden structural issues that only an experienced eye will spot. Our inspectors know how to identify the signs of unapproved modifications, from removed internal walls to extended rooflines that may have compromised the building's structural integrity.

The geology beneath Splott creates additional considerations for buyers. Cardiff sits on alluvial clay deposits, which shrink and swell with moisture changes, putting stress on foundations. Victorian properties in this area typically have shallow foundations that were never designed to cope with modern loading or climate variations. Our surveyors inspect foundation walls, check for signs of movement such as cracking or bulging, and assess whether properties show evidence of subsidence. If we identify potential issues, we'll recommend further investigation by a structural engineer before you proceed with your purchase.

Flood risk is a genuine concern in Splott due to its position on the Severn Estuary floodplain at the confluence of the Taff and Ely rivers. Cardiff has the highest flood risk of any local authority area in Britain, with approximately 33,000 properties at risk by 2050. Our Level 3 surveys include detailed flood risk assessment, examining the property's history, current defences, and any signs of previous flood damage. We check lower floors for water staining, warped flooring, and evidence of damp proof course installation that might indicate past flooding events. This information is crucial for properties in Splott, where flood damage remediation can cost upwards of £30,000.

Many properties in Splott suffer from damp issues, particularly where original lime mortar pointing has deteriorated over time. Unlike modern cement mortar, traditional lime mortar allows the building to breathe, but when it fails, moisture can penetrate deep into the walls. Our surveyors inspect both internal and external walls, using their experience to identify penetrating damp, rising damp, and condensation issues that could affect your health and damage your belongings. We also check for wood rot in floor timbers and roof structures, which is common in properties where ventilation has been compromised by modern retrofits.

• Pennant sandstone assessment
• Flood risk evaluation
• Subsidence investigation
• Damp and rot detection
• Structural movement analysis
• Foundation inspection

Splott is seeing significant investment in new housing, with Cardiff Council progressing several key developments that are transforming the area. The former Ysgol Glan Morfa site is being redeveloped to provide new affordable, high energy-efficient homes for rent. This development, currently in Stage 1 (survey work and information gathering) through early 2026, will feature low-rise, high-density council homes with an emphasis on sustainability and community. The project represents a major investment in the Splott area and will provide much-needed affordable housing options for local residents.

The Moorland Road development is another significant project, providing thirteen one and two-bedroom independent living apartments as part of Cardiff Council's Older Persons Housing Strategy. This scheme includes a community centre and shared garden on a corner site within Splott's Victorian neighbourhood. The building will be arranged as three distinct pitched volumes, rising from three to four stories, designed to complement the existing streetscape while providing modern, accessible housing for older residents.

Areas around Splott Road and Metal Street have seen particular development activity, with several new build housing schemes of 5-15 units and conversion projects of former commercial buildings. If you're considering a new build property in Splott, our surveyors can still identify defects and issues that may not be apparent to the untrained eye. Even newly completed developments can have snagging issues, from minor defects like poorly sealed windows to more serious problems with insulation or structural elements. Our Level 3 survey provides that your new build investment is sound.

that Splott is attracting SME housebuilders and specialist developers due to competitive land values, proximity to the city centre, and strong rental demand from young professionals priced out of central Cardiff and Cardiff Bay. The South Wales Metro investment is expected to drive further value growth as connectivity improves. buying a traditional Victorian terrace or a brand new apartment, a comprehensive survey helps ensure you're making a sound investment in this evolving neighbourhood.

Our surveyors regularly encounter specific defects when inspecting Victorian properties in Splott. Pennant sandstone pointing deterioration is extremely common, as the original lime mortar erodes over time due to weather exposure and age. When pointing fails, moisture penetrates the wall fabric, leading to internal damp problems and potential structural issues. Our inspectors assess the condition of pointing throughout the property, identifying areas where repointing is urgently needed to prevent further deterioration.

Roof defects are another frequent finding in Splott's Victorian housing stock. Properties typically feature slate roofs that, while durable, become brittle and prone to cracking over time. We inspect slate tiles for damage, check lead flashing around chimneys and valleys, and examine the condition of roof timbers for signs of rot or insect damage. Many properties have had roof modifications over the years, and we assess whether these have been carried out properly and whether they comply with building regulations.

Structural movement is a serious consideration in Splott due to the combination of shallow foundations and alluvial clay soil. Our surveyors look for signs of movement including cracking to walls (particularly diagonal cracks around door and window openings), bulging or bowing walls, and doors and windows that no longer close properly. While some minor movement is common in older properties, significant structural issues can require underpinning costing between £12,000 and £20,000. We identify properties where movement appears active and recommend urgent further investigation.

Many Victorian properties in Splott have been subject to various modifications over their 120+ year lifespan. Internal walls may have been removed to create open-plan living spaces, extensions may have been added, and modern amenities like bathrooms and kitchens may have been installed. Our surveyors check whether these modifications have been carried out with proper building regulations approval and whether they have compromised the structural integrity of the building. Unapproved modifications can affect your ability to sell or remortgage the property in future.