Survey details

Victorian Terrace House

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When purchasing a Victorian property in Cardiff, the client sought reassurance about the structural condition and any potential maintenance requirements typical of homes of this age.

Archwise carried out a comprehensive Level 3 Building Survey, noting areas of historic movement, signs of penetrating damp and providing practical guidance for sympathetic repair and long-term care.

With clear findings and sensible recommendations, the client was able to move forward confidently and agree essential works prior to completion.

Project: Level 2 Survey
Project Date: March 12, 2025

Movement to bay window plinth

Minor outward movement was noted to the bay window plinth, with an oversail of approximately 10mm. This is a relatively common characteristic in Victorian bay constructions, where the foundations were often shallower than those of the main external walls and more prone to minor settlement over time.

At present, the movement appears historic and limited in extent, with no significant internal distortion observed. Localised repair, such as repacking or realigning the plinth and improving bearing support, is typically a straightforward task and can be addressed as part of general maintenance rather than urgent structural repair.

Several cracks to lintels

Minor outward movement was noted affecting the cast stone lintels and jambs to the bay window, with an oversail of around 10mm. A total of five fine cracks were identified within the stone surrounds, consistent with slight outward drift. Bay windows of this period were often constructed on shallower foundations than the main wall, making this type of movement a recognised characteristic in Victorian properties.

Comparison with Google Street View imagery from 2008 shows no visible cracking at that time, indicating that the movement has developed gradually in the years since. The issue appears limited in extent, and localised repacking and stabilisation of the stone sections is typically a straightforward maintenance procedure rather than a major structural concern.

Separation to ceiling in main bedroom

A separation gap of approximately 20mm was noted between the ceiling line and the bay window area. While some degree of movement can occur naturally as roof timbers shrink and swell seasonally, the extent of the gap suggests that additional forces may be acting on the structure.

It is possible that slight outward movement to the bay has contributed to this, placing minor strain on the bressumer beam that supports the opening. Although no immediate structural failure was evident, it would be sensible to monitor this area over time and consider light stabilisation or packing works as part of routine maintenance to prevent further separation.

Bay projection corbel detached

A corbel supporting the bay projection roof was found to have detached from the wall by approximately 30mm. This was subtle on first inspection and identifiable mainly by the shadow line forming behind the timber, but it does provide visual confirmation of minor outward movement in this area.

Although limited in extent, the corbel should be re-secured to the wall and the adjoining timber framework strengthened to ensure proper support to the bay roof structure. This is generally a manageable repair and can be incorporated alongside other planned maintenance works to the bay.

Highlighting all the issues

To provide a more permanent solution to the noted movement, underpinning of the bay structure would offer the most robust long-term repair, helping to stabilise the foundations and limit further outward drift. In conjunction with this, the cast stone elements could be stitched back to the main wall from the inside to improve overall restraint and alignment.

As a broad guide, a provisional allowance in the region of £5,000 to £7,000 would typically be expected for such works, depending on access and method. This type of repair is generally planned rather than urgent, but it would be sensible to consider it as part of future improvement works for long-term stability and peace of mind.

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