RICS Level 2 Survey in Totland

Totland boasts a rich architectural heritage with numerous Victorian and Edwardian villas and hotels that characterise much of the housing stock. These period properties, while full of character and charm, often conceal hidden defects that only a trained eye can identify. Our chartered surveyors regularly encounter issues such as rising damp in solid wall constructions, deteriorating roof coverings with failed felt, and timber defects including woodworm and rot in structural elements.

The local geology presents specific challenges for property owners. The area around Totland comprises clays, sands, and silts from the Palaeocene, Eocene, and Oligocene periods, creating conditions prone to shrink-swell movement. This means properties may experience ground movement that leads to subsidence or heave, particularly where foundations were not designed for these soil conditions. Our Level 2 surveys carefully assess these structural risks and provide clear recommendations for further investigation if needed.

Coastal erosion is another significant factor affecting Totland properties. The coastline features soft eroding coastal slopes, and a sea wall was constructed in the late 1960s to protect properties. Homes near the cliff edges or in low-lying areas face potential risks from coastal erosion and associated flooding. Our surveyors inspect boundary conditions, retaining structures, and signs of coastal damage when assessing properties in vulnerable locations.

Beyond structural concerns, we frequently find outdated electrical installations in older Totland properties that do not meet current regulations. Victorian and Edwardian wiring was not designed for today's electrical demands, and many homes still have original consumer units that pose a fire risk. We highlight these dangers in our reports so you can budget for essential upgrades before completing your purchase.

• Rising damp in solid wall constructions
• Roof deterioration and failed felt
• Subsidence risk from clay soils
• Timber decay and woodworm
• Coastal erosion affecting cliffside properties
• Outdated electrical installations

Our surveyors have inspected hundreds of properties across Totland, giving us unique insight into the specific defects that affect homes in this area. One of the most frequent issues we encounter is rising damp in solid wall constructions, particularly in Victorian and Edwardian villas that were built without cavity walls. The porous brickwork and lime-based mortars allow moisture to travel up from the ground, causing damage to plasterwork and creating unhealthy conditions for occupants.

Roof defects are another major finding in our Totland surveys. Many period properties still have their original roof coverings, which may have exceeded their expected lifespan. We frequently report missing or slipped tiles, deteriorated lead flashing, and failed roofing felt that allows water penetration into the roof space. In some cases, we have found significant rot in roof timbers that requires immediate structural attention.

The local geology means that we pay particular attention to signs of subsidence or structural movement. Properties built on clay soils are vulnerable to shrink-swell movement as the ground moisture content changes with the seasons. We look for characteristic cracking patterns, doors and windows that stick or do not close properly, and uneven floor levels that may indicate foundation movement. While minor movement is common in older properties, significant signs of subsidence require further investigation by a structural engineer.

Timber defects are also prevalent in Totland's older housing stock. Woodworm infestation, wet rot, and dry rot affect both structural timbers like floor joists and roof rafters, and finish timbers such as skirting boards and window frames. The coastal location can accelerate timber decay through salt-laden air and increased moisture exposure. Our surveyors probe timber where accessible and report any areas of concern that may require treatment by a specialist contractor.

The Totland property market continues to evolve with new developments bringing modern homes to the area. A notable planning application is underway for 15 new homes on the site of the former Weston Community Primary School on Weston Road. This development includes both full and outline permission for detached properties, with four homes designated as affordable housing. The development has been designed with the Totland Conservation Area in mind, preserving the character of the surrounding area.

Even new build properties benefit from a Level 2 survey. While modern construction typically meets current building regulations, our inspectors can identify issues such as inadequate ventilation, thermal bridging, or defects in newly installed fixtures that may not be apparent to buyers. With only limited new housing stock in Totland, our surveyors have experience assessing both traditional and contemporary construction methods used on the Isle of Wight.

The conversion of existing properties also features in Totland's housing market. A recent proposal involves converting Hurstleigh, a large villa-style property on The Broadway, into four one-bedroom units. These types of conversions require careful assessment to ensure structural integrity and compliance with current standards. Our Level 2 surveys cover converted properties and flag any potential issues with alterations or extensions.

When we inspect new build properties in Totland, we pay attention to the details that builders often overlook. We check window installation quality, look for signs of settlement cracks in new plasterwork, and assess the effectiveness of insulation in accessible areas. Even brand new homes can have defects that you would not want to discover after you have moved in.

Understanding how properties were built in Totland helps our surveyors identify potential issues during every inspection. The majority of older properties in the area were constructed using solid wall construction, typically with brick external walls and lime-based mortar pointing. This traditional method differs significantly from modern cavity wall construction, and it affects how moisture behaves within the building fabric.

Many Victorian and Edwardian villas in Totland feature decorative render finishes that were applied directly to the brickwork. While these renders can be aesthetically pleasing, they can trap moisture within the wall structure if they become cracked or damaged. Our surveyors carefully inspect render finishes for signs of deterioration, cracking, or biological growth that may indicate underlying moisture problems.

The geological conditions around Totland, particularly the presence of clay soils, influenced foundation design in older properties. Shallow strip foundations were common for period houses, and these may not provide adequate support if ground conditions have changed over time. Our surveyors assess the visible foundations where accessible and look for signs of foundation movement such as stepped cracking at corners or bulging walls.

Roofing construction in Totland typically uses traditional cut roof timber frames with pitched roofs covered in slate or clay tiles. Many properties still have their original roof structure, which may have been modified over the years to accommodate loft conversions or dormer extensions. We inspect these modifications carefully to ensure they were carried out competently and do not compromise structural integrity.