RICS Level 2 Survey in TR21

We carry out a detailed visual inspection of every accessible part of the property. Our surveyors check the walls, roof, floors, doors and windows, judging their present condition and picking up defects that need attention. We also assess the structure as a whole, looking for movement, structural damage and other issues that could affect the building's integrity. Every inspection is completed in line with RICS standards, so the assessment is consistent and professional whatever the property type.

In TR21, the island setting shapes what we look at first. Our surveyors pay close attention to damp penetration, often made worse by the coastal climate, and to roof coverings where slate tiles may have weathered over time. We inspect timber carefully for rot as well, especially in older homes with traditional timber frame elements. The Isles of Scilly sit on granite geology, which can affect foundation conditions, and we are used to spotting the kinds of issues that come with that.

As part of a Level 2 survey, we review the main building services, including plumbing, electrical systems and heating. We flag dated installations, possible safety risks and anything that should be checked by a professional before completion. In the report, each element is given a clear traffic-light rating so repairs are easier to prioritise and negotiations with sellers are more straightforward. We also highlight work that may need specialist contractors, which matters on the islands where getting materials across can be a job in itself.

• 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

On the Isles of Scilly, environmental exposure is part of the picture. Coastal erosion can be a real issue in island locations, so we consider how it may affect individual properties, especially those close to cliff edges or open shorelines. Our inspection covers retaining structures, ground stability and any visible signs of erosion or land movement that could affect long-term viability. We also note how near the property is to the coastline, along with any evidence of earlier erosion events or defensive works.

TR21 properties usually deal with more salt and moisture than homes on the mainland. That can wear external rendering more quickly, accelerate deterioration in metal fixtures and contribute to damp where ventilation is poor. We look for salt crystallisation on outside walls, inspect the condition of damp proof courses and assess whether ventilation is suitable for the property type. Homes that have been recently modernised with new windows, but without enough airflow, are often more vulnerable to condensation problems.

Flood risk is another point we consider for buyers in TR21. Because this is an island postcode, some properties may be exposed to coastal flooding during severe weather. We record the position of the property in relation to known flood risk areas and check for suitable flood resilience measures. Most standard homes in the main settlement areas of St. Mary's are likely to have minimal flood risk, but lower-lying properties and those with sea views need closer attention. We also inspect any sea walls or other defensive structures protecting the site.

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

Across the Isles of Scilly, we see a few recurring problems time and again. Traditional island homes often have older roof structures with slate tiles that may even be original to the building. Slate can last over a century if it has been looked after, but we regularly find cracked or slipped tiles, worn mortar pointing and defects in flashings at chimneys and valleys. Left alone, those issues can lead to water penetration and internal damage. Repairs also tend to take longer and cost more here because materials have to be brought over to the islands.

Damp is another regular feature in TR21 surveys. The island's moist climate means properties need sound damp proof courses and proper ventilation, and we often come across failed damp proofing, rising damp in solid walls and condensation linked to poor airflow, especially in homes fitted with new windows without enough ventilation. Timber elements, including floor joists and window frames, are particularly at risk in these conditions. Where appropriate, we use moisture meters and thermal imaging to help identify concealed damp problems.

Older island properties often need attention to electrical and plumbing systems. Many still have original consumer units, older wiring arrangements and dated pipework that falls short of current regulations. We assess the condition and safety of these installations and flag work that should be taken on by qualified electricians or plumbers. On the Isles of Scilly, where transporting materials takes planning, spotting this before purchase helps with budgeting and timing. We also look for asbestos-containing materials, which may be present in properties built before 1980.

The granite geology beneath much of the Isles of Scilly can affect foundation conditions in certain homes. Serious subsidence is not common, but we still inspect foundation walls and floor levels for movement or cracking. On steeper sites, retaining walls are often part of the equation, and we check those for stability and for drainage that is doing its job.

• 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

Building on the Isles of Scilly has been shaped by the island environment for centuries. Granite, usually local, is commonly used for walls, and many properties have thick solid wall construction that offers good thermal mass but can become vulnerable to damp penetration if the damp proof course has failed or been bridged. Our surveyors know these construction types well and recognise the defects that tend to go with them.

Slate roofs are a familiar sight across TR21. Many properties still have traditional slate tiles that have been in place for generations, and although slate is durable, years of coastal exposure can still take their toll. We inspect each roof slope carefully for slipped or broken tiles, damaged ridge tiles and problems with mortar pointing in valleys and around chimneys. Roof condition is one of the most important parts of our assessment.

Traditional island properties often have lime-based renders and other breathable external finishes. In a moist island climate, that matters, because these materials help the building release moisture. Older homes that have later been coated in cement-based render can run into trouble when moisture becomes trapped. We examine external wall finishes closely and note cracking, delamination and any sign that moisture is getting in behind the render.