RICS Level 2 Survey in Criccieth

A RICS Level 2 Survey provides a comprehensive inspection of the property's condition focusing on issues that are most relevant to residential properties in the Criccieth area. Our surveyors examine the main structural elements including foundations, walls, floors, and roofs, paying particular attention to the stone construction methods commonly found in local period properties. The survey includes a visual assessment of all accessible areas, from the roof space to the sub-floor void where accessible.

Given Criccieth's coastal location and the underlying geology of the area, our surveyors pay special attention to potential issues related to the local environment. The town's position on Criccieth Bay, with its glacial till (boulder clay) and mixed sedimentary geology including mudstone, siltstone, and sandstone, means we carefully assess for any signs of ground movement or subsidence that might affect property foundations. The harder felsic tuff that forms the dramatic headland where Criccieth Castle stands creates different conditions compared to the softer deposits in the bay area.

The Level 2 survey format is ideally suited to Criccieth's housing stock, which includes a significant proportion of properties over 50 years old. Our inspectors look for common defects in period properties including deteriorating render on stone walls, aging roof coverings, outdated electrical systems, and the condition of original windows and doors. With 30.5% of local housing being terraced properties and 18.7% semi-detached, we pay particular attention to shared walls and foundations that may be affected by neighbouring properties.

For properties in the numerous conservation areas or those listed as Grade II, we provide specific guidance on maintenance requirements and any alterations that may require listed building consent. Properties along Castle Street, including historic buildings such as Bryn Hir and Capel Berea, have specific restrictions that buyers should understand before committing to a purchase. Our reports flag any listed building considerations and explain what they mean for your intended use of the property.

• Structural walls and foundations
• Roof structure and covering
• Chimneys and flues
• Damp proofing and dampness
• Windows and doors
• Fire safety and escape routes
• Plumbing and electrical services
• External finishes and boundaries

The geology of Criccieth plays a significant role in the condition of local properties. The area sits on a combination of mudstone, siltstone, and sandstone sedimentary layers, with harder felsic tuff forming the dramatic headland where Criccieth Castle stands. The glacial till (boulder clay) present in Criccieth Bay can be susceptible to movement, particularly when ground conditions become saturated. Our surveyors are trained to identify signs of movement such as cracking in walls, uneven floors, or doors and windows that stick, which may indicate foundation issues requiring further investigation.

The presence of numerous Grade II listed buildings in Criccieth, including properties along Castle Street and historic buildings such as Bryn Hir, Capel Berea, Capel Mawr, and Criccieth Castle itself (Grade I), adds another layer of consideration for buyers. These properties often require specialist maintenance approaches and may have restrictions on alterations. Our survey reports include guidance on listed building considerations where relevant, helping you understand any future work you may wish to undertake on the property. Failing to identify listed building status before purchase can lead to unexpected costs and frustrations.

For properties in newer developments like those near North Terrace, where planning permission exists for 23 new dwellings including a mix of market and affordable housing, the survey will focus on construction quality, snagging issues, and any defects that may have emerged in recently completed properties. Even new builds benefit from a Level 2 survey, as construction defects are not exclusive to older properties. The recent planning approvals for developments including a building plot at High Street (approved for a 4-bedroom detached house) show continued growth in the area.

Properties in Criccieth face specific environmental challenges that our surveyors assess during every inspection. The primary flood risk comes from coastal overtopping of the Esplanade, a risk that increases with projected sea level rise. Additionally, the Afon Dwyfor has caused flooding incidents, notably in June 2022 when severe thunderstorms led to significant water damage in the area. Our reports flag any relevant flood risk based on the property's location and provide guidance on appropriate due diligence.