RICS Level 2 Survey Caernarfon

Caernarfon's housing stock is remarkably diverse, reflecting the town's long history from Roman times through medieval castle construction to Victorian-era expansion. Many properties in the area, particularly those within the walled town and surrounding conservation areas, date from the nineteenth century and earlier. These older properties often feature traditional construction methods including local field stones, lime mortar, and the distinctive pink sandstone quarried locally. Our inspectors frequently identify issues related to age, including deteriorating roof conditions on properties with original Arfon slate, outdated electrical systems, and damp penetration through solid walls.

The town has seen significant new development in recent years, including the Adra Development on Llanberis Road with its 21 flats for over-55s, and the Mona Building conversion on High Street creating five residential units. However, the majority of Caernarfon's housing remains established, with terraced properties comprising the largest segment of sales according to Property Solvers data, which shows 1,454 terraced sales compared to 912 detached and 744 semi-detached sales since 2005. This means most purchasers will benefit substantially from a thorough Level 2 Survey that examines the condition of the property from foundation to roof.

Flood risk is a consideration for some Caernarfon properties, particularly those near the harbour area from Porth yr Aur to St Helen's Road, which falls within a Flood Warning Area. Properties near the River Cadnant or in low-lying areas near Caernarfon Bay may require particular attention during the survey. Our inspectors check for signs of previous flooding, water damage, and damp, providing you with a clear picture of any flood-related risks before you commit to your purchase. Natural Resources Wales flood mapping shows potential flooding extent assuming no defences are in place, which is particularly relevant for properties near watercourses.

The local economy and demographics also influence the property market. Caernarfon has a lower cost of living compared to major cities, attracting buyers seeking a quieter lifestyle, while the tourism sector supports hotels, guesthouses, cafes, and shops throughout the town. However, pre-pandemic figures indicated almost 20% of households in Caernarfon were in fuel poverty, which can sometimes correlate with properties that have outdated heating systems or poor insulation - issues our surveyors specifically look for during inspections.

• Victorian terraced houses in walled town
• Period stone cottages in surrounding villages
• Modern semi-detached homes in new developments
• Properties near Caernarfon Harbour
• Listed buildings in conservation areas
• Traditional quarry village properties

Our experience surveying properties across Caernarfon reveals several recurring issues that buyers should be aware of. The town's older housing stock, particularly Victorian and Edwardian terraced houses, frequently shows signs of penetrating damp through solid walls that were never designed to meet modern insulation standards. This is especially common in properties where original lime-based renders have been covered with cement-based plasters, trapping moisture within the wall structure. Our damp testing equipment identifies these issues, allowing us to recommend appropriate remediation whether that involves improving ventilation, applying breathable renders, or repairing failed damp-proof courses.

Roof condition is another significant area of concern. While Arfon slate is a durable roofing material, properties with original slate roofs dating from the pre-1840s period often require attention. Individual slate tiles may be damaged, slipped, or have degraded fixings. Our inspectors examine the roof from both the inside (where accessible) and exterior, providing you with a clear picture of any remedial work needed. Chimney stacks on these older properties are also frequently in need of repointing or structural repair, particularly those that have not been regularly maintained.

Electrical systems in period properties often require updating to meet current regulations. Many Victorian and early twentieth-century houses in Caernarfon still have their original or early electrical installations, which may not cope with modern usage demands. Our survey includes a visual inspection of the consumer unit, wiring, and socket outlets, with recommendations for further investigation by a qualified electrician where necessary. We note the condition of the consumer unit, whether it has modern RCD protection, and the general state of visible wiring.

Given Caernarfon's maritime location, we check for signs of salt damage and corrosion on external metalwork, which can be accelerated by the coastal air. This includes iron railings, gutters, downpipes, and any structural metal fixings. The wrought-iron work that is common on late nineteenth-century housing, often from local smithies or the Brunswick Ironworks in Caernarfon, can be particularly susceptible to corrosion if not properly maintained. We also assess the condition of any render or stucco on properties in quarry village areas, where rapid expansion in the 1860s sometimes led to the use of lower-quality materials.