RICS Level 2 Survey PO39 (Isle of Wight)

The Isle of Wight's unique geology creates specific challenges for property owners that our surveyors encounter regularly during Level 2 inspections across the PO39 area. The underlying Wealden clay deposits, combined with the island's complex geology of chalk, gravel, and sand, can lead to ground movement and subsidence issues, particularly in properties situated near the coastline or on slopes. Coastal erosion is a significant concern throughout the island, with certain areas expected to experience measurable land loss by 2100, making structural assessments particularly valuable for properties in vulnerable locations near cliff edges.

Properties in PO39 also face environmental challenges from the local climate. The coastal position means properties are exposed to salt-laden air, which can accelerate corrosion of metal fixtures and fittings, including gutters, downpipes, and structural reinforcements. The area experiences periods of heavy rainfall, which in combination with the clay-heavy soils can lead to damp penetration and drainage issues. Our surveyors are trained to identify the early signs of these problems, from rising damp in ground floor rooms to inadequate drainage systems that may be causing water to accumulate around the property's foundations.

The building materials used across PO39 reflect the island's local resources and traditions. You will find properties constructed from Bembridge Limestone, a hard stone quarried locally and used extensively in buildings along the north coast, as well as homes featuring the distinctive flint work that characterises many traditional island properties. Some properties incorporate Upper Greensand or locally made bricks, each with their own maintenance requirements and potential vulnerabilities. A Level 2 survey provides a detailed assessment of how these materials are performing and identifies any deterioration or defects that may not be apparent to the untrained eye.

The PO39 area includes several conservation areas where properties may have additional restrictions or requirements. With 23 Conservation Areas across the Isle of Wight National Landscape (AONB), and hundreds of listed buildings including 19 Grade I, 33 Grade II*, and 608 Grade II listed structures, understanding the implications of any defects is essential for buyers. Our surveyors are experienced in assessing properties within these designations and can identify issues that may require specialist attention or that might affect your ability to make certain modifications after purchase.

The PO39 area is seeing significant new housing development, particularly in Bembridge where Captiva Homes is planning the Middleton Development, a 130-property scheme on greenfield land between Steyne Road, Mill Road, and the High Street. This development, earmarked for housing by the Isle of Wight Council in 2018, includes a range of heritage-style finishes with 46 one, two, and three-bedroom houses targeted at affordable rates, with construction potentially starting in early 2025.

In the Seaview and Nettlestone areas, new-build developments continue to expand the housing stock, with properties ranging from individual custom homes to modern townhouse developments. Hayes Property Developers are constructing new three-storey townhouses on Seafield Road in Seaview, while Salterns Village offers a selection of newly built detached and semi-detached houses and bungalows with two to four bedrooms. Even for new-build properties, a RICS Level 2 Survey can identify any defects or unfinished work that may not be apparent during a normal viewing, providing you with before completing your purchase.

While new properties benefit from modern building standards and warranties, they can still have issues arising from building defects, incomplete work, or specifications that do not meet building regulations. Our surveyors have experience inspecting newly constructed properties across the PO39 area and understand the common issues that can affect even the newest homes, from snagging items to more significant construction defects that may require remediation by the developer.

While PO39 (Totland Bay) currently has no active flood warnings from rivers, the sea, or groundwater, the Isle of Wight is generally susceptible to flooding events. Flash flooding has historically affected thousands of properties across the island, putting pressure on water supply networks and causing significant damage to homes. Our surveyors assess drainage conditions, the effectiveness of existing flood mitigation measures, and any signs of previous flooding when inspecting properties in the PO39 area.

The Eastern Yar river and its tributaries, which flow through parts of the PO39 area, are subject to flood alerts from the Environment Agency. High river levels can lead to flooding of low-lying land, roads, cycle tracks, and footpaths in surrounding areas. When surveying properties near watercourses or in low-lying areas, our surveyors pay particular attention to flood resilience measures, the condition of any flood defences, and the history of flooding in the locality.

Coastal erosion remains a critical environmental concern for PO39 property owners, particularly in areas near Binstead and Quarr, Thorness Bay to Gurnard Bay, and Colwell Bay. The Isle of Wight coastline is experiencing ongoing erosion and cliff retreat, with some residential properties at risk of being lost to coastal erosion by 2100. Properties located near cliff edges or in areas known for coastal landslides require particularly thorough structural assessment, and we always recommend discussing any specific erosion concerns with your surveyor during the inspection.

Based on our experience surveying properties across the PO39 area, several recurring issues frequently appear in our Level 2 reports. Damp problems are particularly common, especially in period properties where original solid walls may lack adequate damp proof courses or where ventilation in basement or ground floor rooms is insufficient. The combination of the island's rainfall levels and clay soil conditions creates an environment where damp can establish if properties are not properly maintained. Our surveyors use their expertise to identify both obvious signs of damp and less apparent indicators that may suggest underlying moisture problems.

Roof conditions represent another frequent finding in our PO39 surveys. Many properties in the area feature traditional roof constructions with pitched slate or tile coverings, and while these are generally durable, age-related deterioration is common in older properties. Missing or slipped tiles, deteriorating mortar in ridge tiles, and worn flashings around chimneys and dormer windows are all issues that our surveyors regularly identify. Given the exposed coastal position of many PO39 properties, roofs may also show signs of wind damage or biological growth such as moss and lichen that can retain moisture and accelerate tile deterioration.

Electrical systems in older properties often require attention, with many homes in the PO39 area still operating with original wiring from the mid-twentieth century or earlier. A Level 2 survey will note the approximate age and condition of the electrical installation and flag any obvious safety concerns, though we always recommend obtaining a full Electrical Installation Condition Report (EICR) from a qualified electrician before completing your purchase. Similarly, heating systems in older properties may be outdated or inefficient, and our surveyors will assess the general condition of any fixed heating systems while recommending specialist inspections where necessary.

Properties near the coast may also show signs of accelerated deterioration of external metalwork, including corroded gutters, downpipes, and railings. Salt-laden air is particularly corrosive to untreated metal, and our surveyors routinely identify issues with original cast iron rainwater goods that have deteriorated significantly over years of exposure. We also check for signs of mortar degradation in brickwork and pointing, as salt exposure can cause premature crumbling of lime mortar joints.