RICS Level 3 Building Survey in LL70 Dulas

A RICS Level 3 Building Survey, sometimes called a Full Structural Survey, goes well beyond the basic visual inspection you get with standard surveys. Our inspectors examine the whole structure, walls, floors, ceilings, roofs and foundations included. We look at every visible and accessible element, pick out defects, explain what caused them, and set out how serious they are. The report then shows what needs immediate attention, what should be watched over time, and what may be a structural concern affecting value or safety.

In the LL70 area, the housing mix runs from traditional Welsh cottages to modern developments and sizeable detached homes, so our Level 3 survey is shaped around the construction methods and materials actually in place. Across Anglesey, we have inspected properties built with local stone, traditional rendered walls and slate roofing, all of which need proper local knowledge to assess accurately. Our inspectors understand how these older methods behave in the local climate, and they often spot issues a generic survey would miss. In Dulas and Moelfre, many homes date from the early 1900s or earlier, and solid walls rather than modern cavity construction bring different questions around damp resistance and thermal performance.

We set out every identified defect with photographs and clear descriptions, arranged by severity so remedial work can be prioritised without guesswork. Cost guidance is included too, although we still recommend local contractor quotes for accurate pricing. For LL70 properties, we pay close attention to the roof because of the Atlantic weather, to damp linked with coastal humidity, and to any structural movement that could point to foundation concerns. Outbuildings, garages and boundary walls are checked as standard, since older coastal homes often need work in these areas.

• Complete structural assessment
• Detailed defect identification
• Priority-coded recommendations
• Cost guidance for repairs
• Professional valuation
• Insurance reinstatement figures

Across the LL70 postcode area, traditional building methods shape the look of the Anglesey coastline. Many of the older cottages and farmhouses in Dulas, Moelfre and the surrounding villages were built from local limestone and granite, with solid walls often 200-300mm thick. Those walls are sound, but they do not behave like modern cavity walls, so they need specialist understanding during the survey. Our inspectors also assess traditional lime mortar pointing, which often calls for re-pointing rather than cement-based repairs that can trap moisture and lead to internal dampness.

Natural slate is the main roofing material across LL70, and while it is durable, it still needs checking for slippage, broken hooks and failing mortar at ridges and hips. We often see bitumen felt underlay that has reached the end of its serviceable life, especially where roof ventilation has been poor. Some of the more modern homes in the area have concrete tile roofs, which are usually durable but can suffer frost damage to surface coatings over time. Knowing these local construction differences helps our team pick up defects that a generic survey might pass over.

Many LL70 properties have been extended over the years, and single-storey rear additions are common on period houses. These extensions often use different construction methods from the original building, which creates junctions where water ingress can occur if the detailing is poor. Our Level 3 survey checks those junctions closely, because they are a frequent source of damp penetration in properties throughout Anglesey. Conservatories and glazed extensions are assessed as well, with ventilation and thermal separation from the main property both under review.

Our work across the LL70 postcode and the wider Anglesey region has shown a few issues that come up again and again. Dampness is one of the most common, especially in properties left empty for periods or where ventilation is poor. Coastal humidity, mixed with modern heating systems, can create conditions that lead to condensation and then timber decay if air flow is limited. We also find rising damp where original damp-proof courses have failed or were never installed, particularly in solid wall homes built before the 1920s.

Roof conditions often need attention in this area. We regularly see problems at verges, ridges, hips and valleys, where tiles have shifted or mortar has broken down. Poor ventilation in roof spaces can lead to timber decay and fungal growth, while blocked gutters and downpipes cause overflow that can soak into the property structure. Flat roof sections, where they exist, often show joint failure or brittle covering materials that need maintenance or replacement. With Atlantic weather systems regularly affecting Anglesey, roof defects can worsen quickly if left alone.

Structural movement does show up from time to time in our Anglesey surveys, though it is not always serious. You may see cracks in walls, a tilting chimney stack or gaps where walls meet floors. Sometimes movement is just normal settlement in newer homes, but it can also point to subsidence, hogging or foundation issues that need further investigation. Our Level 3 survey records those signs and advises whether monitoring or a structural engineer is the right next step. We pay close attention to movement at extension junctions, where old and new construction often settle differently.

The coastal setting brings its own checks, and our inspectors factor them into every LL70 survey. Salt-laden air speeds up corrosion of external metalwork, including gutters, downpipes and decorative ironwork. We also look for signs of coastal erosion affecting nearby ground conditions, especially on properties close to the cliff edges around Dulas Bay. Timber framed windows and doors, which are common in period homes, often need maintenance to keep them weather-tight in the harsh coastal climate.

• Rising damp and penetrating damp
• Roof tile damage and mortar deterioration
• Timber decay in roof structures
• Structural movement and crack patterns
• Window and door fitting issues
• Drainage and foundation concerns