RICS Level 2 Survey in LL78 Anglesey

The RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. Our surveyor will examine the walls, roof, floors, doors, windows, and ceilings, as well as the building's services including gas, electric, water, and heating systems. The survey covers both the interior and exterior of the property, giving you a complete picture of its current condition. We inspect loft spaces where accessible, looking at the condition of rafters, battens, insulation, and any signs of past or present water ingress.

We specifically check for signs of damp, which is a common issue in properties across LL78 due to the coastal climate and older housing stock. Our inspection includes using moisture meters to detect rising damp and penetrating damp that may not be visible to the untrained eye. The salt-laden air that characterizes Anglesey's coastline accelerates the degradation of building materials, meaning rendered walls and painted surfaces on older properties often show early signs of deterioration. We assess the condition of roofs, examining slate tiles, lead flashing, and gutters which frequently require attention on period properties exposed to Anglesey's weather conditions.

The report includes a market valuation and insurance reinstatement figure, helping you understand the property's true worth in the current LL78 market. If our surveyor identifies any significant issues, we provide clear recommendations for further investigation or specialist reports. This is particularly important for properties near the coast where coastal erosion and flooding risks may affect your investment. Our valuation takes into account the specific characteristics of the LL78 market, including the influence of tourism on property values in coastal areas and the impact of local employment factors.

We also examine the property's boundaries, outbuildings, and any shared areas with neighbours, which is particularly relevant in rural Anglesey where properties may have extensive grounds or share access rights. The survey includes an assessment of trees close to the property, as the clay-rich soils found in parts of Anglesey can cause subsidence issues when trees are planted too close to foundations.

• Visual inspection of all accessible areas
• Damp and moisture detection
• Roof and guttering assessment
• Electrical and gas safety checks
• Market valuation and reinstatement cost
• Traffic light condition ratings
• Boundary and outbuilding inspection
• Tree and vegetation assessment

Properties across LL78 face several area-specific challenges that our surveyors are trained to identify. The coastal location means salt air accelerates weathering of external surfaces, particularly on properties with rendered walls or painted finishes. Our surveyors routinely identify deterioration of lead flashing, corrosion of metal gutters and downpipes, and degradation of mortar joints that require ongoing maintenance. Properties in exposed positions, particularly those along the coast near Holyhead or around the western coastline, often show accelerated wear compared to more sheltered inland locations.

The geology of Anglesey includes areas with clay-rich superficial deposits that can cause shrink-swell movement in soils, potentially leading to subsidence or structural movement in properties built on such ground. While not widespread across LL78, our surveyors are alert to signs of structural movement, cracks in walls, and doors or windows that stick, which may indicate underlying ground stability issues. This is particularly relevant for properties with larger trees nearby, where root systems can exacerbate soil movement. The island's varied geology, with its mix of sedimentary rocks and glacial deposits, means ground conditions can vary significantly even within small areas.

Flood risk is another consideration for properties in LL78, particularly those in low-lying areas near the coast. Surface water flooding can occur after heavy rainfall, and coastal flooding poses a risk to properties close to the shoreline. Our survey includes an assessment of the property's flood risk based on our observations and available information, though we always recommend checking Natural Resources Wales flood maps for comprehensive flood risk data. Properties in areas like Cemaes Bay or near the Menai Strait particularly warrant careful flood risk assessment.

The age of housing stock in LL78 means that many properties will have outdated electrical systems, plumbing, and heating that require upgrading to meet modern standards. Properties built before the 1980s often still have original consumer units, rubber-backed cabling, and lead or galvanised steel pipes that present safety concerns and may not be suitable for modern living demands. Our survey highlights these issues so you can factor the cost of necessary upgrades into your purchasing decision.

• Coastal erosion affecting exposed properties
• Damp and condensation in older properties
• Roof deterioration from weather exposure
• Timber rot and woodworm in period homes
• Outdated electrical systems in older properties
• Flood risk in low-lying coastal areas
• Structural movement in properties on clay soils
• Lead piping and outdated plumbing