After conducting thousands of building surveys and Level 2 RICS home surveys across Cardiff and South Wales, our team of chartered surveyors has identified consistent patterns in property defects. Understanding these common issues can help you make informed decisions about your property purchase.
As an independent firm of chartered surveyors, Cardiff Surveyors provides impartial advice on the condition of the property you're considering. This guide shares insights from our experienced team about the most frequent defects we encounter in residential properties throughout the region.
Why Cardiff Properties Have Specific Issues
The Cardiff property market consists largely of Victorian and Edwardian housing stock, particularly in popular areas like Roath, Canton, Cathays, and Pontcanna. These beautiful period properties come with characteristic issues that our building surveyors regularly identify.
Additionally, Cardiff's climate - with high rainfall typical of South Wales - creates specific challenges for residential properties. Our RICS chartered surveyors understand these local factors and know exactly what to look for.
Top 10 Defects Found in Cardiff Properties
1. Roof Issues and Slate Deterioration
Roof problems are the most common defect identified in our professional surveys across Cardiff. Victorian properties typically have original Welsh slate roofs that are 100-150 years old.
Common roof defects we find:
- Slipped, cracked or missing slates
- Deteriorated mortar at ridge tiles
- Failed lead flashings around chimneys
- Sagging roof timbers indicating structural issues
- Inadequate ventilation in roof spaces
- Evidence of historic water penetration
During a recent building survey in Pontcanna, our chartered surveyors identified a roof requiring complete re-slating at an estimated cost of £12,000. This specific defect would have been missed without a professional survey.
2. Damp and Moisture Problems
Damp is endemic in South Wales due to our wet climate. Our RICS chartered surveyors find damp issues in approximately 60% of properties surveyed across Cardiff.
Types of damp commonly identified:
- Rising damp: Particularly in properties with missing or failed damp proof courses
- Penetrating damp: Through solid walls, especially on exposed elevations
- Condensation: In poorly ventilated properties
Victorian terraces in Cardiff were built before damp proof courses became standard. External ground levels are often raised above where a DPC should be, causing moisture to rise through walls. Our homebuyer reports always include detailed moisture meter readings to identify these issues.
3. Subsidence and Structural Movement
Subsidence is a serious structural issue we regularly encounter, particularly in properties built on Cardiff's clay soils. Tree roots, drainage failures, and ground movement all contribute to this problem.
Warning signs our building surveyors look for:
- Diagonal cracking in walls, especially near doors and windows
- Cracks wider than 3mm
- Doors and windows sticking or not closing properly
- Visible gaps between walls and ceilings
- Cracking in external brickwork
Last year, our experienced team identified active subsidence in a property in Llanishen. The remedial work required underpinning costing over £20,000. Our survey report gave the buyers crucial negotiating power.
4. Electrical System Deficiencies
Many properties in Cardiff have outdated electrical systems that don't meet current safety standards. As RICS chartered surveyors, we recommend electrical safety certificates for properties with dated installations.
Common electrical issues:
- Old-style fuse boxes requiring replacement with modern consumer units
- Insufficient power points for modern living
- Aluminum wiring (particularly in 1960s-70s properties)
- Missing RCD protection
- DIY electrical work not complying with Building Regulations
Full electrical rewiring can cost £3,000-6,000 for a typical Cardiff terrace. Our homebuyers survey identifies these issues so you can budget accordingly.
5. Drainage and Gutter Problems
Blocked or damaged drainage is found in approximately 40% of our surveys. South Wales' high rainfall means functioning drainage is essential.
Drainage defects we commonly identify:
- Blocked gutters and downpipes
- Cracked or collapsed drains
- Inadequate surface water drainage
- Tree roots invading underground drains
- Missing gully traps
- Poorly maintained soakaways
During our building surveys, we conduct drainage chamber inspections where accessible. Failed drainage can lead to damp problems and structural damage if left unaddressed.
6. Window and Door Issues
Original Victorian sash windows are beautiful but often in poor condition. Our building surveyors regularly find window-related defects requiring attention.
Common window and door problems:
- Rotten timber in window frames and sills
- Failed double-glazing seals causing condensation
- Non-compliant replacement windows
- Inadequate trickle ventilation
- Damaged or deteriorated sash cords
- Missing or failed draught proofing
Replacing all windows in a Cardiff terrace can cost £5,000-10,000. Our Level 2 RICS home survey documents the condition of windows and doors comprehensively.
7. Cavity Wall Issues
Many Cardiff properties built between 1920-1980 have cavity walls. We've identified numerous problems with cavity wall insulation and construction.
Cavity wall defects include:
- Incorrectly installed cavity wall insulation causing damp
- Failed wall ties causing bulging brickwork
- Missing or inadequate cavity trays
- Debris blocking cavities
- Inadequate insulation by modern standards
Our chartered surveyors specialising in residential properties know how to identify cavity wall problems that might not be obvious to untrained eyes.
8. Timber Decay and Woodworm
Timber decay is particularly common in older properties across Cardiff and South Wales due to our damp climate.
Timber problems we identify:
- Wet rot in window frames and floor timbers
- Dry rot in concealed timbers (less common but more serious)
- Active woodworm infestation
- Inadequate ventilation under floors
- Timber in contact with damp masonry
During building surveys, we access roof spaces and inspect floor timbers where possible. Timber decay can affect structural integrity and requires prompt remedial work.
9. Chimney and Fireplace Defects
Most Victorian and Edwardian houses in Cardiff have multiple chimneys. These period features often require maintenance.
Common chimney issues:
- Loose or missing chimney pots
- Deteriorated pointing and render
- Leaning chimney stacks
- Inadequate capping allowing water penetration
- Removed fireplaces without proper ventilation
- Birds' nests blocking flues
Chimney repairs can be expensive due to access requirements. Our survey reports include clear photographs and cost estimates for necessary work.
10. Extensions and Alterations
Many Cardiff properties have been extended or altered. Our building surveyors frequently find issues with this work.
Problems with extensions include:
- Lack of Building Regulations approval
- Poor connections between old and new structures
- Inadequate foundations
- Flat roofs in poor condition
- Thermal bridging and cold spots
- Inadequate damp proofing
As an independent firm, we provide professional guidance on whether extensions meet current standards and what remedial work might be needed.
Area-Specific Issues in Cardiff
Different areas of Cardiff have characteristic problems based on construction periods and property types.
Roath, Canton, Cathays (Victorian Terraces)
- Original slate roofs requiring replacement
- Solid wall construction with no cavity
- Missing or failed damp proof courses
- Single-glazed sash windows
- Outdated electrical and plumbing systems
Llanishen, Whitchurch (1930s-60s Semi-Detached)
- Cavity wall tie failure
- Asbestos materials in roofs and walls
- Concrete tile roofs requiring replacement
- Original metal windows corroded
- Inadequate insulation
Modern Developments (Cardiff Bay, City Centre)
- Cladding and weatherproofing issues
- Building defects under warranty periods
- Fire safety concerns in apartment blocks
- Inadequate acoustic insulation
- Service charge disputes
How Professional Surveys Identify These Defects
Our RICS chartered surveyors use systematic inspection methods to identify property defects:
Level 2 HomeBuyer Report Process
During a Level 2 RICS home survey, our chartered surveyors conduct a comprehensive visual inspection of all accessible areas, taking 2-3 hours to thoroughly examine the property. We use moisture meters, binoculars for roof inspection, and our professional experience to identify issues.
Level 3 Building Survey Process
Our building surveys are more invasive, with surveyors accessing roof spaces, lifting carpets, and investigating concealed areas. This typically takes 4-6 hours and provides extensive detail on every aspect of the condition of the property.
The Cost of Ignoring Defects
Some homebuyers consider skipping a professional survey to save money. However, unidentified defects can cost thousands in remedial work:
- Complete roof replacement: £10,000-15,000
- Rising damp treatment: £3,000-8,000
- Subsidence repairs: £15,000-30,000+
- Full electrical rewiring: £3,000-6,000
- New windows throughout: £5,000-10,000
- Drainage repairs: £2,000-5,000
A homebuyer report from Cardiff Surveyors costs £400-600, potentially saving you tens of thousands by identifying issues before you commit to purchase.
Real Case Study: Pontcanna Victorian Terrace
Last summer, we conducted a building survey on a Victorian terrace for a young couple. The property appeared well-maintained, but our thorough inspection revealed:
- Significant roof deterioration requiring re-slating (£12,000)
- Rising damp to front and rear ground floor rooms (£4,500)
- Subsidence cracking requiring monitoring (potential £8,000-15,000)
- Outdated electrical installation (£4,000)
- Several rotten window sills (£2,000)
Total identified defects: £32,500+. Our clients used our detailed survey report to renegotiate the price by £25,000. This demonstrates the value of impartial advice from RICS registered valuers and experienced building surveyors.
Frequently Asked Questions
Should I walk away from a property with defects?
Not necessarily. Most older properties in Cardiff have some issues. The key is understanding the severity and cost of remedial work. Our chartered surveyors provide clear professional guidance on whether defects are minor maintenance issues or serious structural problems.
Can I negotiate based on survey findings?
Absolutely. Our detailed survey reports include realistic cost estimates for remedial work. This gives you solid evidence to negotiate with sellers. Many of our clients successfully reduce purchase prices based on our findings.
Do new build properties need surveys?
Yes. Even new builds can have construction defects. An independent survey from RICS chartered surveyors provides peace of mind that everything meets required standards. We regularly identify issues in new developments across Cardiff.
Which type of survey do I need?
For most conventional properties built after 1950 in reasonable condition, a Level 2 RICS home survey is suitable. For older properties, those with alterations, or homes in poor condition, choose a comprehensive building survey. Our team can advise on the most appropriate survey for your property purchase.
How quickly can you conduct a survey?
We typically conduct surveys within 5-7 days of booking, with survey reports delivered in a timely manner - usually 3-5 working days after inspection. For urgent purchases, we can often arrange faster turnaround.
Protect Your Investment with Professional Surveys
Cardiff Surveyors is an independent firm of RICS chartered surveyors providing comprehensive property surveys across Cardiff and South Wales. Our experienced team of building surveyors has conducted over 2,500 surveys and understands the unique challenges of residential properties in the region.
We provide:
- Level 2 RICS home surveys for standard properties
- Comprehensive Level 3 building surveys for older or complex properties
- Specific defect investigations
- Property valuations from RICS registered valuers
- Help to Buy Wales assessments
- Probate valuations
All our surveys include detailed professional guidance on identified defects, realistic cost estimates for remedial work, and impartial advice on whether to proceed with your property purchase.
Don't risk buying a property with hidden defects. Contact our team of chartered surveyors today for your online quote and comprehensive property survey across Cardiff, Swansea, Newport, Vale of Glamorgan, Bristol and all surrounding areas of South Wales.
Regulated by the Royal Institution of Chartered Surveyors, accredited by CIOB and RPSA. Providing reliable valuations and professional surveys for over 25 years.