RICS Level 2 Survey in Rhoscolyn

A RICS Level 2 survey, formerly known as the HomeBuyer Report, is designed for properties in reasonable condition. Our inspectors examine the main structural elements and key condition issues, providing a clear red, amber, or green rating for each area of the property. This covers the roof, walls, floors, windows, doors, dampness, and timber conditions. Given Rhoscolyn's older housing stock, which includes numerous properties dating back to the 18th and 19th centuries, our surveyors pay particular attention to traditional construction methods using local rubble stone and slate roofing.

The local geology around Rhoscolyn presents unique considerations for property buyers. The area sits on Holy Island with complex Cambrian metasediments and the notable Rhoscolyn Anticline, a large-scale geological fold structure. While shrink-swell clay risks are minimal due to the metamorphic bedrock, our inspectors still assess any signs of movement or settlement that may affect the property. Properties along the dramatic coastline, including those near Borthwen beach and the rocky coves, may face coastal erosion risks from strong swells arriving from the south and west.

Our surveyors use professional moisture meters to detect dampness in walls, floors, and ceilings, which is particularly important in traditional solid-walled properties common throughout Rhoscolyn. We check all accessible roof spaces, examine the condition of windows and doors, and assess the overall structural integrity of the building. Any areas where we cannot access due to stored belongings or unsafe conditions will be clearly noted in your report.

We also identify any urgent defects that require immediate attention and provide clear advice on whether you should instruct a specialist to investigate further. The report includes market valuation insight and an insurance rebuild cost, giving you a complete picture of the property's worth and any risks involved in your purchase.

• Roof structure and covering condition
• Wall construction and render condition
• Damp and moisture penetration checks
• Windows, doors, and joinery
• Structural movement and subsidence assessment
• Electrical and plumbing visible defects

Rhoscolyn boasts a remarkable concentration of historic buildings, with multiple Grade II listed properties including Plas (a mid-late 18th century vernacular house), the Rhoscolyn Lookout Station, St. Gwenfaen's Church, and the Rhoscolyn Methodist Chapel house. Properties of this age require experienced surveyors who understand traditional construction techniques. Our team recognises that older buildings often feature rubble stone walls with roughcast or pebble-dashed renders, sandstone dressings, and slate roofs - all elements that require specific inspection expertise.

The Anglesey coastline, including the Rhoscolyn area, is designated as an Area of Outstanding Natural Beauty (AONB), and Glannau Rhoscolyn is a Site of Special Scientific Interest (SSSI). These environmental designations mean that many properties fall within sensitive areas where special considerations apply. Properties may be affected by coastal exposure, salt-laden air accelerating wear on external materials, and the need to comply with conservation area requirements. Our RICS Level 2 survey will identify any issues related to these local factors and flag where specialist advice may be needed.

With house prices in the LL65 2NQ postcode area showing a 21% increase on the previous year and properties reaching values well beyond £1 million, the financial stakes in Rhoscolyn property transactions are substantial. A survey provides you with the information needed to negotiate repairs or price adjustments with sellers, or to make an informed decision to proceed. The cost of a survey is minimal compared to the potential cost of uncovering significant defects after you have purchased.

Many properties in Rhoscolyn sit close to the coastline, where salt-laden winds can accelerate the deterioration of external timbers, metal fixtures, and render finishes. Our surveyors know to pay extra attention to these elements when inspecting coastal properties, checking for signs of corrosion, rot, and weather damage that might not be immediately obvious to an untrained eye.

Due to the age of much of Rhoscolyn's housing stock, damp penetration is one of the most frequently identified issues in our surveys. Traditional solid-walled properties built with local rubble stone are particularly susceptible to moisture ingress, especially where render has cracked or been damaged over the years. We use professional moisture meters to identify affected areas and determine whether the dampness is rising from the ground or penetrating through the walls.

Roof conditions are another common area of concern, particularly on older properties with original slate coverings. While Welsh slate is renowned for its durability, age and exposure to coastal weather can lead to slipped tiles, degraded lead flashings, and deteriorated mortar on ridges. Our inspectors physically access the roof where safe to do so, or use high-powered binoculars to examine inaccessible areas in detail.

We frequently identify structural movement issues in older properties, particularly those built on the complex geological formations found around Holy Island. While the metamorphic bedrock provides stable foundations generally, properties can experience movement due to settlement of made-up ground, tree root activity, or historic construction defects. Our surveyors are trained to identify the subtle signs of movement, including cracking patterns, door and window sticking, and uneven floor levels.

Outdated electrical installations and plumbing are also commonly found in Rhoscolyn's older properties. While our visual inspection cannot test electrical systems, we can identify consumer units, wiring ages, and plumbing materials that appear outdated and recommend that a qualified electrician or plumber inspect these systems before you complete your purchase.