RICS Level 2 Survey in TR22 (Isles of Scilly)

The Isles of Scilly present a unique set of circumstances that make professional surveys particularly valuable for anyone considering a property purchase. The entire archipelago was designated as a Conservation Area in 1975, making it the only local authority area in Britain entirely covered by a single Conservation Area designation. This means any property you consider purchasing on St Mary's, Tresco, Bryher, St Martin's, or St Agnes is likely to be subject to specific planning constraints that affect what you can and cannot do with the building. With 129 Listed Buildings scattered across the five inhabited islands, many properties have historical significance that requires careful assessment before purchase. Our surveyors understand these designations and can identify issues that might affect your renovation plans, insurance requirements, or your ability to make what might seem like straightforward improvements to the property.

The geological setting of TR22 adds another layer of consideration for prospective buyers that our surveyors take into account during every inspection. The islands sit on ancient granite intrusions dating back 290 million years, forming part of the Cornubian Batholith, an interconnected chain of six deep magma rock intrusions stretching from the Isles of Scilly to Dartmoor on the mainland. While this granite base generally provides stable ground conditions with no known shrink-swell risk from clay geology, the coastal environment creates specific challenges that affect every property on the islands. Properties face ongoing exposure to salt-laden air, which accelerates deterioration of external joinery, roofing materials, and exposed metalwork at a rate significantly faster than mainland properties would experience. Our Level 2 surveys systematically assess these coastal erosion factors and provide clear guidance on maintenance requirements that will help you budget for the realities of property ownership in a marine environment.

Flood risk is a genuine consideration for TR22 property buyers that warrants professional assessment during your survey. Hugh Town on St Mary's, where over three-quarters of Scillonians reside, sits at just over three metres above sea level and faces increasing risk from rising sea levels and more frequent storm surges. The Council of the Isles of Scilly holds responsibility for coastal erosion as the Coastal Protection Authority, reflecting the serious nature of these environmental threats. While the islands have no main rivers and therefore minimal fluvial flood risk, and groundwater flooding is extremely rare, coastal flooding from storm surges represents a genuine threat that our surveyors will assess during every inspection. We note flood resilience measures in place and flag any concerns about a property's vulnerability to these environmental factors that may affect both your insurance costs and your long-term enjoyment of the property.

The unique economics of building on the Isles of Scilly also merit consideration when assessing any property in TR22. Development costs are estimated to be approximately 50% higher than mainland construction, primarily due to the logistics of transporting all materials by boat across the sometimes treacherous waters separating the islands from the mainland. Scillonia Building Supplies serves as a local agent for timber and building materials, but every bag of cement, every sheet of plasterboard, and every window frame must make the journey by ferry. This factor influences both property prices and the cost of any remedial works identified during your survey. Understanding the condition of a property before purchase helps you budget accurately for both immediate repairs and long-term maintenance in this remote location where even sourcing a builder for minor works can prove challenging.

The age of the housing stock on the Isles of Scilly represents another factor that our surveyors consider carefully during every inspection. With 129 Listed Buildings concentrated particularly in Hugh Town on St Mary's, a significant proportion of properties are pre-1900 and may exhibit defects common to older construction. Traditional building methods used locally involved solid walls, often with minimal damp-proof courses, and traditional lime mortars rather than modern cement-based products. These older properties can suffer from rising damp, defective roof coverings, and outdated electrical systems that require careful assessment. Our Level 2 survey provides the thorough inspection you need to understand exactly what you're purchasing and what investment may be required to bring the property up to modern standards while respecting its historic character.

• Conservation Area restrictions
• Coastal erosion exposure
• Flood risk assessment
• Listed building considerations
• Remote location maintenance challenges
• Transport logistics for materials

Your RICS Level 2 survey report provides a comprehensive assessment of the property's condition, organised into clear sections covering each major building element from roof to foundations. The report uses the RICS traffic light system that has become the industry standard for helping buyers quickly understand condition: Red indicates serious issues requiring urgent attention, Amber highlights matters that need attention but are not immediately serious, and Green confirms that specific elements are in satisfactory condition. This straightforward approach helps you prioritise any remedial work and negotiate appropriately with the seller if significant issues are identified that might affect the property's value or require substantial investment.

The report includes a clear Market Valuation and Insurance Rebuild Cost, which proves valuable for mortgage purposes and ensuring you have appropriate building insurance cover. Given the high cost of development on the Isles of Scilly, with construction costs approximately 50% higher than mainland equivalents, having an accurate rebuild cost is particularly important for insurance purposes. Insurance premiums in this remote location can be higher than mainland equivalents, and ensuring your cover accurately reflects reconstruction costs protects you from potential shortfalls in the event of damage. Our surveyors use their local knowledge to provide accurate rebuild cost assessments that reflect the real cost of construction in TR22.

For properties in TR22, our surveyors pay particular attention to several area-specific factors that affect property condition and ongoing maintenance costs. These include the condition of roofing materials exposed to coastal weather, which can deteriorate faster than expected due to salt air exposure. We assess the state of external joinery and paintwork, noting where maintenance has been neglected and may be required soon. Damp penetration in granite-walled properties requires careful assessment, as traditional solid walls may not have modern damp-proof courses. We also examine the condition of any septic tanks or private drainage systems, as with limited mains drainage in some areas, understanding the condition of private sewage systems is essential for both environmental compliance and ongoing maintenance costs.

The Condition Report section of your survey provides an invaluable overview of the property's overall state, highlighting any immediate concerns that require attention. Our surveyors will identify specific defects, explain their likely cause, and recommend appropriate action. For properties in TR22, common findings include inadequate ventilation in roof spaces, signs of damp in solid-walled properties, deterioration of external joinery, and issues with outdated electrical installations. Each defect is clearly explained so you understand not just what the problem is, but why it has occurred and what might happen if left unaddressed.