Purchasing a Victorian property in Cardiff, the client needed a clear understanding of
the building’s condition and any serious defects that could affect future costs.
Archwise conducted a comprehensive Level 3 Building Survey, uncovering moderate to
severe issues including significant structural issues, damp ingress and areas requiring
urgent remedial work.
During the inspection, a crack was noted to a purlin at its bearing end. A previous repair
appears to have been carried out, although this does not provide full assurance of long-term
stability. As a precaution, further strengthening would be beneficial to ensure the member
remains properly supported and restrained.
A suitable approach may include the bonding of plates and local reinforcement to improve lateral
restraint in this area. These works should be carried out by a competent contractor, and a
provisional renegotiation in the region of £2,000 would be reasonable .
It was noted that external ground levels appear to have been built up in places, reducing the
clearance between the ground and the damp-proof course (DPC). While no signs of damp ingress
were present at the time of survey, raised levels can increase the risk of moisture bridging the
DPC over time.
As a precaution, it would be sensible to monitor these areas and consider reducing external
ground levels or improving drainage margins as part of future maintenance to ensure that the DPC
continues to perform effectively.
Minor movement was noted to the stone lintel above the bay window. This type of slight
displacement is relatively common in Victorian properties due to shallow foundation depth and
natural settlement over time. The movement appears historic and limited in extent, with no
significant internal impact observed.
While not considered a major concern at present, it may be sensible to plan for precautionary
stitching works to better secure the lintel to the surrounding masonry. This would help reduce
the risk of further movement and form part of sensible long-term maintenance rather than urgent
repair.
Party wall fire separation was noted to be basic in places, which is not unusual for properties
of this age where original construction standards differed from modern fire safety expectations.
While no immediate risk was identified, improving fireproofing between dwellings would offer
added reassurance.
As part of future upgrades, consideration could be given to installing simple fire-stopping
measures such as tight-fitting masonry packing or the application of pink intumescent fire-rated
expanding foam at gaps. These are relatively budget-friendly options that can help improve fire
resistance without major disruption.
The property adjoins a substantial retaining wall to one side. As is common in this type of
historic construction, no clear damp separation or drainage detailing appears to be in place
between the retained ground and the house wall. While no active moisture ingress was noted
internally at the time of inspection, this arrangement can increase the risk of damp transfer
over time.
In an ideal scenario, a dedicated internal cavity or separation wall with suitable drainage
provisions to the rear would be introduced to provide a thorough barrier between the retaining
structure and the habitable space. Alternatively, a form of internal tanking may be considered
as a more practical future upgrade. These measures are not considered urgent but could form part
of long-term improvement planning to enhance resilience against damp.
We provide clear surveys that highlight the true condition of a property. Our reports are straightforward and focused on what matters most to buyers and owners.
Older buildings and modern homes each present unique issues. We take on hidden defects and complex property concerns so clients can move forward with confidence.
Success is when clients feel informed and secure in their decision. Our surveys have helped buyers avoid costly surprises and negotiate with clarity.
" Archwise provided a thorough and professional survey that gave us complete peace of mind when buying our first home. Their clear explanations, attention to detail and practical advice made the whole process stress-free. "