RICS Level 2 Survey in Goodwick (SA64)

The RICS Level 2 Homebuyer Survey gives a full inspection of all readily accessible parts of the property. Our chartered surveyors look at walls, ceilings, floors, doors and windows, together with the roof space where it is safe and accessible, the outside of the building, and any garages or outbuildings included in the sale. It is a visual check only, with no invasive testing, so we cover everything from the foundations to the chimney pots. You then receive a detailed report setting out any defects found, grading them by seriousness and explaining what they could mean for the property.

In Goodwick, many homes are period cottages or Victorian townhouses built before 1919, so our surveyors give extra time to the issues that tend to affect older stock. We check for damp, both rising damp and penetrating damp, look closely at slate and tiled roofs, inspect stone and brickwork for wear, and assess any structural movement or subsidence. The coastal setting matters too, which is why we study flashings, gutters and external joinery for signs of damage from salt air and coastal winds.

Each part of the property is given a condition rating from 1, meaning no issues, to 3, meaning urgent repair or investigation is needed. We explain those ratings clearly in your report, so it is easier to see what needs attention now and what can wait. Our surveyors also offer straightforward maintenance advice to help protect your investment, perhaps recommending repointing for failing mortar or regular treatment for timber windows facing the coastal climate.

We also comment on thermal efficiency, although this is not the same as a full Energy Performance Certificate assessment. Our surveyors note the glazing type, visible insulation levels and the heating system, which gives you a useful first impression of how the property performs energetically. That is especially helpful in Goodwick, where period cottages often still have original single glazing and very little insulation.

• Structural walls and foundations
• Roof structure and covering
• Damp and moisture assessment
• Electrical and plumbing visible work
• Windows, doors, and joinery
• Chimneys and flues
• Garages and outbuildings
• Thermal efficiency observations

Goodwick properties bring a few particular issues, and our surveyors are trained to spot them. The village is exposed to salt-laden air, which can speed up deterioration in render, metalwork and timber joinery. Many homes here are traditional stone or brick builds, and although those materials are durable, they can still suffer from mortar erosion, freeze-thaw damage and damp penetration if maintenance has slipped. We inspect for all of this and set out practical steps for dealing with it.

The older housing stock in Goodwick, including period cottages and Victorian townhouses, often has electrical and plumbing systems that no longer match current standards. Wiring from the mid-20th century or earlier can bring fire risk, while old lead or galvanised steel pipes may corrode and reduce water pressure. Our Level 2 survey highlights these concerns clearly, so you can see the real cost of ownership before committing to the purchase. We cannot lift plaster or open walls, but we can spot visual clues that suggest further specialist investigation.

Roof condition is another big issue in Goodwick, and many period properties still have original slate roofs that have slowly worn down over the years. We check tiles for cracking, slippage and mortar deterioration, then look at flashings around chimneys and roof edges where leaks often begin. Because of the coastal exposure, we pay close attention to lead flashings and valley gutters, which can break down faster in salt-laden air. Some properties also have decorative stone copings on ridge tiles, and these can work loose in strong winds, which we will flag if we see it.

We did not identify specific flood risk data for SA64 in official searches, but Goodwick’s position as a coastal village means coastal and surface water flood risk should still be thought about. Our surveyors note how close the property sits to the sea, the condition of any visible sea defence structures, and the site’s overall topography. We also record any mention of flooding in the property paperwork and comment accordingly, although a full flood risk assessment would need specialist environmental searches.

• Salt air degradation of external materials
• Rising and penetrating damp in period walls
• Deteriorating slate and tiled roofs
• Outdated electrical wiring
• Corroded plumbing systems
• Structural movement or subsidence
• Timber decay and woodworm
• Condensation and ventilation issues

The current market in Goodwick makes a thorough survey especially worthwhile. With property prices having softened by around 3.52% over the past year and several homes available in the £100,000 to £160,000 bracket, buyers have more room to negotiate than they did at the market peak. A detailed survey report gives you hard facts to support a request for a price reduction or seller contributions towards repairs, and that can save you thousands of pounds beyond the survey fee itself.

Goodwick has a mix of property types, from traditional stone cottages and Victorian townhouses to modern detached homes, and each one brings its own likely problems. Our surveyors understand that a 1970s detached house near the harbour will not behave in the same way as a pre-1919 cottage on the main road. We adjust our inspection accordingly, concentrating on the defects most likely to affect each type of property in this coastal setting.

For buyers using a mortgage, most lenders will want some form of valuation or survey, but that is mainly for their benefit rather than yours. A RICS Level 2 Homebuyer Survey goes much further, giving you a detailed view of the property’s condition that a valuation alone simply cannot provide. The modest extra cost of a full Level 2 survey could uncover problems that have a real impact on the value or lead to major future spending.

Because around 60% of properties in Goodwick are likely over 50 years old, the chance of finding defects that need attention is fairly high. Even when a property looks fine on a casual viewing, our surveyors often pick up hidden issues such as early-stage damp penetration, deteriorating roof felt behind tiles, or outdated electrical installations that could mean safety risks or expensive repair bills. The reassurance that comes from knowing exactly what you are buying is invaluable.