RICS Level 2 Survey in Isles of Scilly

The Isles of Scilly housing market presents unique challenges that make a professional survey essential. With the average property price at £474,250 and recent market fluctuations showing a 9% decline from last year and 18% down from the 2023 peak of £575,792, buyers need to ensure they're making informed decisions. A RICS Level 2 Survey provides that critical insight, revealing any hidden problems before you commit to what is likely to be a significant financial investment.

The majority of properties sold in the Isles of Scilly are terraced homes, commanding around £534,375, while detached properties average £670,000 and flats £233,333. Each property type comes with its own set of potential issues, and our surveyors are trained to identify problems specific to each category. purchasing a traditional granite cottage or a modern flat, understanding the property's true condition protects your investment.

Many properties on the islands serve dual purposes - functioning as both private residences and holiday accommodation. This is particularly common in Hugh Town on St. Mary's, where properties near the harbour and beaches are highly sought after for their letting potential. Our surveyors understand these market dynamics and can identify any issues that might affect a property's suitability for holiday letting, from electrical safety requirements to building regulation compliance for any recent alterations.

The tourism-driven economy of the Isles of Scilly means that properties in certain locations - particularly those with sea views or proximity to popular beaches like Port Hellick, Peninnis, or the harbour areas - can command premium prices. However, these same locations are often more exposed to coastal weather and may have specific maintenance requirements. Our Level 2 Survey identifies these location-specific factors, ensuring you understand the full cost of ownership before completing your purchase.

• Identify structural issues
• Assess roof and chimney condition
• Check for damp and rot
• Evaluate electrical and plumbing
• Review windows and doors
• Document any alterations or extensions

Given the age of much Scillonian housing stock, with numerous properties dating back to the late 1800s, certain defects appear more frequently during our surveys. Damp, both rising and penetrating types, ranks among the most common issues we identify. Properties constructed from solid granite walls can suffer from moisture ingress, particularly where traditional lime mortar has deteriorated or where modern alterations have compromised the original construction. The maritime climate of the islands, with its high humidity and salt-laden air, accelerates the progression of damp issues if left unaddressed.

Roof condition is another significant concern across the islands. Many traditional properties feature slate or clay tile roofs that have endured decades of exposure to coastal weather. Our surveyors inspect for missing or damaged tiles, deteriorating leadwork around chimneys, and any signs of past or current leaks. Given the salt-laden air that characterises the Isles of Scilly, accelerated corrosion of metal elements is also a common finding. Properties in more exposed positions, such as those on the higher ground of St. Mary's or on the outer islands, often show more pronounced weathering to roofing materials.

Electrical systems in older Scillonian properties frequently require attention. Properties built before the 1970s may have outdated fuse boards, inadequate earthing, and wiring that doesn't meet current regulations. This is particularly important if you intend to use the property as a holiday let, as electrical safety certificates are now required for short-term rentals. Our surveyors will identify any electrical concerns and recommend that you obtain a qualified electrical inspection before completion.

Timber-framed elements, including original windows, doors, and structural members, are common in traditional Scillonian properties. These can suffer from rot, particularly where paintwork has failed or where there's been long-term damp penetration. Our inspectors probe timber elements to assess their condition, looking for signs of wood-rotting fungi and insect infestation that could compromise the structural integrity of the property.

• Rising and penetrating damp
• Roof damage and leaks
• Outdated electrical systems
• Plumbing and drainage issues
• Window and door deterioration
• Timber rot and pest infestation

The Isles of Scilly's position as an archipelago means coastal considerations are central to property ownership here. Properties in low-lying areas, particularly those near harbours and beaches, face ongoing risks from tidal surges and storm events. Our surveyors assess flood vulnerability as part of the standard inspection, examining the property's elevation, any existing flood mitigation measures, and the condition of any sea-facing elements. Properties in areas like Lower Strand, Middle Town, and near the harbour on St. Mary's require particularly careful assessment of their flood risk profile.

The granite geology underlying the islands generally presents a low subsidence risk compared to clay-rich areas, which is positive news for property owners. The solid granite bedrock provides excellent foundations, though we always check for any signs of localized ground movement or historic settlement. However, coastal erosion remains an active concern in certain locations, particularly on the western coasts of the islands where wave action is most severe. We recommend that buyers investigate the specific positioning of any property they're considering and factor in any coastal erosion risk.

The exposed nature of the islands means that properties must contend with prevailing winds and salt spray, which can accelerate the deterioration of external surfaces and fittings. This is particularly evident in properties located on headlands or elevated positions. Our surveyors pay close attention to the condition of external render, paintwork, and any metal fixtures, noting where salt corrosion has taken hold. Understanding these environmental factors helps you budget for ongoing maintenance costs that may be higher than mainland properties.

For properties intended as holiday lets, understanding these environmental factors is particularly important. Properties in more sheltered locations may have lower maintenance requirements, while those in exposed positions will need more regular attention to maintain their condition. Our reports can help you understand the specific maintenance demands of any property you're considering purchasing.

Understanding the local building methods is essential when assessing a Scillonian property. Traditional properties across the islands are predominantly constructed from local granite, with solid walls that were built without cavity insulation. This construction type has its own characteristics and potential issues that our surveyors are trained to recognise. The granite itself is extremely durable, but the lime mortar between stones can deteriorate over time, allowing moisture to penetrate. Repointing work using inappropriate cement-based mortars can actually accelerate deterioration by trapping moisture within the wall.

Many older properties also feature traditional timber-framed elements, including original windows and doors. These may have been replaced over the years with modern alternatives, but original features often remain in part. Our surveyors assess the condition of all such elements, looking for signs of rot, insect damage, or inadequate maintenance. The combination of age, traditional materials, and exposure to harsh coastal weather means that regular maintenance is crucial for these properties, and our reports often highlight areas where ongoing attention is needed.

Roofing on traditional Scillonian properties typically consists of slate or clay tiles, with many older buildings featuring traditional Cornish slate. These roofs were often laid with minimal underfelt, meaning they can be more susceptible to wind-driven rain penetration than modern roofs. Our surveyors carefully inspect the roof structure from both inside the roof space and externally, assessing the condition of tiles, flashings, and any chimneys.

Many properties on the islands have been extended or altered over the years, sometimes without the benefit of modern building regulations. Our surveyors document any additions or alterations, checking where possible whether appropriate permissions were obtained. This is particularly relevant for properties that have been converted for holiday let use, where extensions or alterations may have been carried out to meet the requirements of visitors.