RICS Level 2 Survey in Bodorgan

A RICS Level 2 Survey provides a thorough visual inspection of all accessible parts of a property. Our inspectors examine the walls, roof, floors, windows, doors, and joinery, as well as the condition of damp proof courses, insulation, and drainage systems. In Bodorgan's older properties, we pay particular attention to the condition of traditional lime mortar pointing, rendered walls, and historic slate roofing that can suffer from slipped or broken slates over time. We also inspect any accessible roof spaces, using ladders where safe to do so, to assess the condition of rafters, purlins, and any insulation present.

The survey includes a comprehensive assessment of the property's condition, identifying any defects, areas of concern, or potential future problems. We examine the exterior walls for signs of damp penetration, which is particularly relevant in this coastal area where driving rain and salt air can compromise building fabrics. Our inspectors also assess the condition of rainwater goods, as blocked or damaged gutters often lead to penetrating damp in rendered properties. We use moisture meters to detect dampness that may not be visible to the naked eye, providing you with a comprehensive understanding of the property's moisture profile.

For properties in the Bodorgan area, we specifically look for signs of structural movement, which can occur in properties built on glacial till deposits. The geology beneath Bodorgan includes areas of boulder clay and localized clay-rich till, which can shrink and swell with seasonal moisture changes, particularly where mature trees are present. We check for cracking in walls, uneven floors, and doors or windows that stick, which may indicate underlying foundation issues. The report categorises defects by severity, from urgent issues requiring immediate attention to recommendations for future maintenance, using the RICS traffic light rating system.

We also assess the condition of services including electrical wiring, plumbing, and heating systems. Many properties in rural Anglesey still contain original electrical installations that do not meet current safety standards, and our surveyors will flag any concerns that require further investigation by qualified electricians or gas engineers. We visually check the condition of consumer units, wiring routes, and socket outlets where accessible, noting any obvious deficiencies or potential hazards. For heating systems, we examine the boiler, radiators, and associated pipework, noting the age and condition of these installations.

• Visual inspection of all accessible areas
• Identification of defects and building defects
• Assessment of damp and timber conditions
• Evaluation of roof structure and covering
• Check of windows, doors, and joinery
• Review of services and utilities
• Advice on repairs and maintenance priorities
• Market valuation and insurance rebuild cost

Our experience surveying properties across Anglesey has identified several recurring issues that buyers should be aware of. Damp problems are among the most common defects we encounter, particularly penetrating damp caused by exposure to coastal weather conditions. Many properties in the Bodorgan area feature rendered external walls, and when this render becomes cracked or damaged, water can penetrate behind and cause significant damage to internal plasterwork and timber frames. The salt-laden air accelerate deterioration of mortar joints and render finishes, meaning regular maintenance is essential to keep properties weathertight.

Rising damp is also frequently observed in older properties, particularly those that lack an effective damp proof course or where the existing DPC has failed or been bridged. Traditional stone and brick walls in Bodorgan's older farmhouses and cottages are particularly susceptible to rising damp, especially when ground levels have been raised over the years or hard landscaping has been installed that bridges the DPC. Our surveyors use moisture meters to identify areas of elevated dampness and can usually distinguish between rising damp and penetrating damp based on the pattern and location of dampness within the property.

Roof condition is another area of concern, with many properties featuring original slate roofs that are now reaching the end of their serviceable life. We commonly find slipped or broken slates, defective flashings at valleys and penetrations, and deterioration of mortar pointing to ridge tiles. The Welsh slate used on many older properties was sourced from local quarries and, while durable, eventually requires renewal. Flat roof areas, where present, often show signs of felt degradation and ponding, which can lead to leaks and timber rot. Our inspectors will access roof areas where safe to do so and report on the overall condition of the covering, flashings, and supporting structure.

Timber defects including woodworm and both wet and dry rot are encountered regularly, particularly in properties with existing damp issues or inadequate ventilation. The combination of older construction methods and sometimes poor maintenance creates ideal conditions for timber decay. Our surveyors will probe timber elements where accessible to assess their condition and identify any active infestation. We look for signs of woodworm boreholes, fungal growth, and soft or spongy timber that may indicate rot. Any timber defects identified are reported with recommendations for treatment and repair by specialists.

Properties in Bodorgan may also be affected by ground conditions related to the local geology. The underlying glacial till and clay deposits can cause foundation movement, particularly where mature trees are present or where drainage is poor. While significant subsidence is uncommon, minor settlement cracks are frequently observed in older properties and our surveyors can distinguish between minor settlement and more serious structural movement that may require further investigation.

• Penetrating damp from render defects
• Rising damp in solid wall properties
• Slate roof deterioration and slipped tiles
• Timber rot and woodworm infestation
• Defective rainwater goods and drainage
• Outdated electrical installations
• Structural movement and settlement cracks
• Condensation due to poor ventilation