RICS Level 2 Survey in CF33

For a CF33 home that is in reasonable condition, built in a conventional way, not heavily altered, and showing no obvious serious structural trouble, we would usually suggest a RICS Level 2 HomeBuyer Survey. In this postcode, the inspection focuses on the issues that tend to matter most during a purchase, including damp in post-war semi-detached properties, roof condition in older terraced stock, and the age of service installations across the full mix of local housing.

We carry out a visual, non-invasive inspection. Our surveyors check every accessible part of the property, using a damp meter, binoculars for high-level elements, and a torch for areas such as under-stairs cupboards and loft hatches. On a standard CF33 semi-detached, this usually takes two to two and a half hours. We do not lift floorboards or open up walls, but where timber is accessible we probe it and record any signs of historic repair, patching, or alteration.

• Roof coverings, ridge, verges, and chimney stacks checked for condition and remaining service life
• External walls assessed for cracking, render defects, and mortar condition
• Windows and doors checked for rot, seal failure, and draught
• Internal ceilings and walls assessed for damp, cracking, and movement evidence
• Floors checked for level, bounce, and signs of wet or dry rot in timber floors
• Heating, electrics, and plumbing given a general condition rating
• Grounds and boundary structures reviewed
• Outbuildings and garages assessed where accessible

In CF33, we are especially alert to cracking or movement that could point to ground instability. The area's coal-mining past means old mine workings can still lead to localised subsidence in some places. If we see cracking or movement patterns consistent with ground movement, we recommend further specialist checks, including a coal authority search and, where justified, an assessment by a structural engineer.

The older colliery-era terraces in Kenfig Hill, many built before 1920, tend to show a recognisable pattern of defects. We often find rising damp at ground-floor level, failed or missing damp-proof courses, and external walls where deteriorated lime mortar has been replaced with hard cement, trapping moisture in the masonry. Chimney stacks and flashing details also commonly show weathering and need attention.

In North and South Cornelly's post-war semi-detached housing, the issues are often different. Cavity wall insulation fitted in the 1980s or 1990s can degrade or settle, leading to cold spots and sometimes bridging the cavity so damp penetrates to internal wall faces. Rear flat-roof extensions, a common alteration to 1950s and 1960s semis, are often at or beyond their serviceable life. Where we see blistering, cracking, or ponding water, that can amount to a Condition 3 risk.

• Rising damp in pre-1920 terraces where original damp-proof courses have failed
• Failed cavity wall insulation causing cold bridging and internal face dampness
• Flat-roof rear extensions on post-war semis reaching end of service life
• Outdated consumer units and aluminium wiring in properties not rewired since the 1970s
• Cracked render on rendered cavity-wall semis allowing water ingress
• Blocked or deteriorated soil stacks in older terraced houses
• Failed UPVC sealed units in windows fitted in the 1990s showing fogging between panes
• Tree root risk near hedgerows and mature gardens in detached CF33 properties

Detached properties in CF33 reach the highest average price, at £331,067, and they usually involve a broader inspection because the plots are larger and may include outbuildings, garages, and more extensive grounds. Many detached homes here are individually built rather than following a standard pattern, so each has its own inspection profile. The report we provide is always specific to the property, not a template, and it reflects exactly what our surveyor found at the address.

CF33 has unusually wide price variation between its sub-areas. The overall postcode average is £202,274 and it rose 5% last year, but that headline figure hides very different street-by-street results. Some CF33 sub-areas saw rises of 54% to 58% over the past year, while others dropped by 31% to 57% from recent peaks. That spread is much wider than we would usually expect to see in a South Wales postcode of this size.

There are a few reasons for that. The total number of transactions is relatively low, so one large or small sale in a sub-area can skew the percentage. There are also marked differences in housing type and condition from one street to another, and property condition can have a strong effect on the final sale price. A detached home in good condition on a quieter CF33 street can achieve a clear premium over an unmodernised terrace on a busier road.

• CF33 4AX sub-area: 28% price increase on previous year
• CF33 4PJ sub-area: 22% price increase on previous year
• CF33 6DF sub-area: 54% price increase on previous year
• CF33 6NH sub-area: 58% price increase on previous year
• CF33 4SF sub-area: 23% price fall on previous year
• CF33 4PB sub-area: 57% price fall on previous year
• Property condition is a major driver of CF33 individual property prices
• A Level 2 survey report with no major findings supports a stronger negotiating position

For buyers in CF33, that sort of variation gives a Level 2 survey two separate jobs. First, we provide an independent professional view of the building's physical condition. Second, the market value section within the RICS Level 2 report gives our surveyor's opinion of the open-market value, which is useful in a postcode where sub-area variance is high and the asking price may or may not reflect the property's actual condition and location.