RICS Level 2 Survey PO39 (Isle of Wight)

Across PO39, the Isle of Wight's geology throws up issues our surveyors see time and again during Level 2 inspections. Wealden clay deposits sit alongside bands of chalk, gravel, and sand, and that mix can contribute to ground movement and subsidence, especially in homes close to the coast or built on slopes. Coastal erosion is also a serious issue across the island, with some places expected to see measurable land loss by 2100, so a structural assessment can be particularly useful for properties in exposed spots near cliff edges.

Local weather adds another layer of wear for properties in PO39. Because of the coastal setting, homes are regularly exposed to salt-laden air, which can speed up corrosion in metal fixtures and fittings such as gutters, downpipes, and structural reinforcements. Heavy rainfall can also be a problem, and with clay-heavy soils in the ground, damp penetration and poor drainage are not unusual. During our inspections, we look for early warning signs, from rising damp in ground floor rooms to drainage arrangements that may be allowing water to collect around the foundations.

Building materials in PO39 tell you a lot about the island itself. We often inspect homes built with Bembridge Limestone, a hard stone quarried locally and widely used in buildings along the north coast, and plenty of properties also feature the flint work seen in many traditional island houses. Some are built with Upper Greensand or locally made bricks, each bringing its own maintenance demands and weak points. A Level 2 survey lets us judge how those materials are holding up and spot deterioration or defects that are easy to miss without trained eyes.

Some homes in the PO39 area sit within conservation areas, which can bring extra restrictions and obligations. There are 23 Conservation Areas across the Isle of Wight National Landscape (AONB), along with hundreds of listed buildings, including 19 Grade I, 33 Grade II*, and 608 Grade II structures. For buyers, that makes it important to understand what any defect might mean in practice. Our surveyors regularly assess properties within these designations and can highlight issues needing specialist input, or matters that could affect later alterations.

New housing is moving ahead in PO39, especially in Bembridge. Captiva Homes is planning the Middleton Development, a 130-property scheme on greenfield land between Steyne Road, Mill Road, and the High Street. The Isle of Wight Council earmarked the site for housing in 2018, and the plans include heritage-style finishes with 46 one, two, and three-bedroom houses aimed at affordable rates. Construction could begin in early 2025.

Elsewhere in PO39, Seaview and Nettlestone are also adding to local housing supply. Hayes Property Developers are building new three-storey townhouses on Seafield Road in Seaview, while Salterns Village includes newly built detached and semi-detached houses and bungalows with two to four bedrooms. Even with a new-build, a RICS Level 2 Survey can still pick up defects or incomplete work that may not stand out at a routine viewing, giving you a clearer basis before completing your purchase.

Modern standards and warranties help, but they do not rule out problems. We inspect newly built homes across the PO39 area and still come across issues linked to building defects, unfinished items, or specifications that fall short of building regulations. Some are minor snagging matters, others are more substantial construction defects that may need remedial work from the developer.

At present, PO39, Totland Bay, has no active flood warnings from rivers, the sea, or groundwater, but flooding remains a wider risk on the Isle of Wight. Flash flooding has affected thousands of properties across the island in the past, putting strain on water supply networks and causing major damage to homes. When we inspect in PO39, we look at drainage, any existing flood mitigation measures, and signs that flooding may have happened before.

The Eastern Yar and its tributaries affect parts of the PO39 area and are subject to flood alerts from the Environment Agency. When river levels rise, low-lying land, roads, cycle tracks, and footpaths nearby can flood. So, where a property sits near a watercourse or on low ground, we pay close attention to flood resilience measures, the state of any flood defences, and the area's flood history.

For many PO39 owners, coastal erosion is one of the biggest environmental concerns. It is particularly relevant near Binstead and Quarr, Thorness Bay to Gurnard Bay, and Colwell Bay. The Isle of Wight coastline continues to erode, with cliff retreat ongoing and some residential properties potentially at risk of being lost to coastal erosion by 2100. Homes near cliff edges, or in places associated with coastal landslides, call for especially careful structural assessment, and we always suggest raising any erosion concerns with us during the inspection.

From our work across PO39, a few issues come up again and again in Level 2 reports. Damp is high on the list, particularly in period homes with original solid walls, limited damp proofing, or poor ventilation in basement and ground floor rooms. Add the island's rainfall and clay soil conditions, and moisture can gain a foothold quite easily if maintenance has slipped. We look for the obvious signs, but also the subtler clues that may point to a deeper damp problem.

Roof defects are another regular feature of our PO39 surveys. Many local properties have traditional pitched roofs finished in slate or tile, and while these coverings are usually long-lasting, older roofs often show signs of age. Missing or slipped tiles, failing mortar to ridge tiles, and worn flashings around chimneys and dormer windows are all common findings. On more exposed coastal sites, we also see wind damage and biological growth such as moss and lichen, both of which can trap moisture and speed up tile decay.

Older electrical systems often need attention in PO39. A number of homes still have original wiring dating from the mid-twentieth century or earlier. In a Level 2 survey, we comment on the apparent age and visible condition of the electrical installation and flag any obvious safety concerns, but we still advise a full Electrical Installation Condition Report (EICR) from a qualified electrician before purchase. The same goes for heating, where older systems may be inefficient or out of date, and we assess the general condition of fixed installations while recommending specialist checks where needed.

Near the coast, external metalwork can deteriorate far faster than inland. We regularly find corroded gutters, downpipes, and railings where salt-laden air has taken its toll, especially on untreated metal and original cast iron rainwater goods exposed over many years. We also keep an eye on mortar in brickwork and pointing, as salt can cause lime mortar joints to crumble earlier than expected.