RICS Level 2 Survey in TR21

Our inspectors conduct a thorough visual inspection of all accessible areas of the property. We examine the walls, roof, floors, doors, and windows, assessing their current condition and identifying any defects that require attention. The survey includes a comprehensive evaluation of the property's structure, checking for signs of movement, structural damage, or potential issues that could affect the building's integrity. Every inspection follows RICS standards, ensuring you receive a consistent and professional assessment regardless of the property type.

Given the island location of TR21, our surveyors pay particular attention to issues commonly found in traditional island properties. We inspect for damp penetration, which can be exacerbated by the coastal climate, and examine roof conditions where slate tiles may have deteriorated over time. We also check timber elements for signs of rot, particularly in properties with older construction that may feature traditional timber frame elements. The granite geology underlying the Isles of Scilly can influence foundation conditions, and our surveyors are experienced in identifying related issues.

The Level 2 survey includes an assessment of all major building services, including plumbing, electrical systems, and heating. We identify outdated installations, potential safety hazards, and items requiring professional attention before completion. Our report provides clear traffic-light ratings for each element, making it easy to prioritise repairs and negotiate with sellers based on our findings. We specifically note any works that may require specialist contractors, which is particularly important given the logistics of transporting materials to the islands.

• Structural walls and foundations
• Roof, chimneys, and gutters
• Windows and doors
• Damp and timber decay
• Plumbing and electrical systems
• Heating and insulation
• External finishes
• Boundary walls and outbuildings

Living on the Isles of Scilly means properties face unique environmental challenges that our surveyors specifically address. Coastal erosion is a significant concern for island locations, and we assess how this might affect specific properties, particularly those near cliff edges or exposed shorelines. Our inspection examines retaining structures, ground stability, and any signs of erosion or land movement that could impact the property's long-term viability. We note the property's proximity to the coastline and any evidence of past erosion events or defensive measures.

The coastal climate of TR21 also means properties experience higher levels of salt exposure and moisture than mainland properties. This accelerates wear on external rendering, can cause faster deterioration of metal fixtures, and may contribute to damp issues in properties without adequate ventilation. Our surveyors check for signs of salt crystallisation on external walls, examine the condition of damp proof courses, and assess whether existing ventilation is sufficient for the property type. Properties that have been recently modernised with new windows but without adequate airflow are particularly prone to condensation issues.

Flood risk is another consideration for TR21 property buyers. As an island postcode, properties may be vulnerable to coastal flooding during severe weather events. We note the property's position relative to known flood risk areas and check whether appropriate flood resilience measures are in place. While most standard properties in the main settlement areas of St. Mary's will have minimal flood risk, properties in lower-lying areas or those with sea views require careful assessment. We also check the condition of any sea walls or defensive structures that protect the property.

• Coastal erosion assessment
• Salt exposure damage
• Flood risk evaluation
• Damp and condensation
• Ventilation adequacy
• Retaining structure condition

Our experience surveying properties across the Isles of Scilly reveals several recurring issues that buyers should be aware of. Traditional island properties often feature older roof constructions with slate tiles that may be original to the building. While well-maintained slate roofs can last over a century, we frequently find cracked or slipped tiles, deteriorating mortar pointing, and issues with flashings around chimneys and valleys. These defects can lead to water penetration and internal damage if not addressed. The cost of transporting materials to the islands means repairs often take longer and cost more than on the mainland.

Damp problems represent another common finding in TR21 surveys. The island's moist climate means properties must have effective damp proof courses and adequate ventilation. We often discover failed damp proofing, rising damp in solid walls, and condensation issues caused by poor ventilation, particularly in properties that have been modernised with new windows but without sufficient airflow. Timber elements such as floor joists and window frames are particularly vulnerable in these conditions. Our surveyors use moisture meters and thermal imaging where appropriate to identify hidden damp problems.

Electrical and plumbing systems in older island properties frequently require updating. Many properties still feature original consumer units, vintage wiring configurations, and older pipework that does not meet current regulations. We assess the condition and safety of these installations, flagging any works that require attention from qualified electricians or plumbers. Given the logistics of transporting materials to the islands, addressing these issues before purchase allows for proper planning and cost estimation. We also check for the presence of any asbestos-containing materials, which may be found in properties built before 1980.

The granite geology underlying much of the Isles of Scilly can influence foundation conditions in some properties. While significant subsidence issues are uncommon, our surveyors still assess foundation walls and floor levels for any signs of movement or cracking. Properties on steeper slopes may have retaining walls that require inspection, and we check these structures for stability and adequate drainage.

• Roof tile damage and deterioration
• Failed damp proofing
• Outdated electrical installations
• Timber rot in floors and frames
• Chimney condition issues
• Rendering and external wall defects

Properties on the Isles of Scilly reflect centuries of building tradition adapted to the island environment. Local stone, typically granite, has been the primary building material for walls, with properties often featuring thick solid walls that provide good thermal mass but can be prone to damp penetration if the damp proof course has failed or been bridged. Our surveyors understand these construction methods and know how to identify associated defects.

Slate roofing is prevalent across TR21, with many properties featuring traditional slate tiles that have served for generations. While slate is a durable material, age and exposure to coastal weather can cause deterioration. We inspect roof slopes carefully, checking for slipped or broken tiles, damaged ridge tiles, and issues with mortar pointing in valleys and around chimneys. The condition of the roof is one of the most critical factors in our assessment.

Lime-based renders and traditional external finishes are common on island properties. These materials allow the building to breathe, which is important in the moist island climate. Modern cement-based renders applied to older properties can trap moisture and cause problems. We examine external wall finishes carefully, noting any cracks, delamination, or signs of moisture ingress behind render coatings.