Chartered surveyors in Llandudno

1 RICS surveyor covering 1 postcode district around Llandudno, in North Wales. RICS Home Survey Level 2 and Level 3.

Llandudno is a planned Victorian resort, laid out by the Mostyn estate from the 1850s on the low neck of land between the Great Orme and the Little Orme, and a third of the homes around it were built before 1930. The grand terraces and former hotels along the promenade and the wide shopping streets behind them are now often divided into flats, so how a conversion was carried out, and who answers for the roof, the facade and the drains, matters as much as the original building. Properties on the slopes of the Great Orme, which was mined for copper from the Bronze Age to the nineteenth century, raise questions of steep ground and old workings, and the low land between the two shores is checked against the Natural Resources Wales flood map.

Local conditions

What we check in Llandudno.

Drawn from official open data for this area, not written from a template. It tells you what a survey here has to account for. It is not a substitute for the formal searches, and we say where those live.

1 postcode district covered: We cover LL postcodes around Llandudno with 1 RICS surveyor. What we look hardest at depends on the age and construction of your particular property.What a survey covers
Conwy: Building control records, conservation area status and planning history for Llandudno sit with Conwy. Where alterations look unauthorised we will say so, and tell you what to ask your solicitor to confirm.

Sources: Environment Agency flood areas and ONS boundary data, both Open Government Licence; coalfield extents from published Coal Authority and BGS mapping. Coalfield boundaries are indicative. A mining report is the authoritative answer for any individual property.

The housing stock in Llandudno.

20.3%

of homes within 2.4km of the centre were built pre-1900. Age is the strongest single predictor of what a survey finds, so it is where we start before we have seen the property.

Homes in Llandudno by construction era, compared with England and Wales
Built	Share	Compared with England & Wales	Homes
Pre-1900	20.3%	+4.8 pts	2,700
1900–1929	13.5%	+3.5 pts	1,800
1930s	10.6%	about average	1,410
1945–1964	13.5%	-2.8 pts	1,790
1965–1982	16.2%	-2.1 pts	2,150
1983–1999	13.6%	+1.7 pts	1,810
2000 onwards	12.3%	-5.8 pts	1,630

13,290 homes across 14 statistical areas within 2.4km of the centre. The marker on each bar is the England and Wales share. Source: Valuation Office Agency, Council Tax stock of properties, © Crown copyright, Open Government Licence v3.0.

What that means on an inspection

Pre-1900

Normally solid walls of brick or stone with no cavity, lime mortar, timber suspended floors and lath-and-plaster internally. Any damp-proof course is either slate or absent altogether.

What we usually find. Damp at low level is the most frequent finding, usually where a slate damp-proof course has been bridged by raised ground or by later solid floors and cement render. Chimney stacks, roof coverings and rainwater goods are often at or beyond the end of their serviceable lives, and earlier repointing in cement rather than lime can trap moisture and spall the brick face.

Worth knowing. Solid walls cannot be treated like cavity walls. Injected chemical courses and internal tanking frequently move the problem rather than resolve it, so the cause matters more than the last remedy applied.

1965–1982

Cavity walls with insulation increasingly built in, flat-roofed elements such as garages, dormers and rear additions, and a broader range of manufactured materials.

What we usually find. Flat roofs of this era are frequently on their second or third covering and are a common source of water ingress. Textured coatings applied before the mid-1980s may contain asbestos, as may some cement products, soffits and floor tiles.

Worth knowing. Asbestos-containing materials are usually safe if undisturbed and in good order, but they matter a great deal if you intend to remove ceilings, take down a garage or open up the layout.

These are tendencies of the local stock, not findings on any particular house. A well-maintained Victorian terrace can be in better order than a neglected 1990s semi, which is the entire reason a survey is done on the building in front of you rather than on its postcode.

Available in Llandudno