RICS Level 2 Survey in AB10

AB10 covers Aberdeen's city centre and inner West End - a dense urban postcode where the vast majority of properties are flats (62.4%) and a significant share date from before the First World War. That combination creates a specific set of risks that a standard valuation will never flag.

Granite is an exceptional building material in many respects - durable, attractive, and long-lasting. But solid granite walls have no cavity, which means moisture management depends entirely on the quality of the original stonework, the integrity of the pointing and lime mortar, and the condition of gutters, downpipes, and window surrounds. When any of these fail, penetrating damp can travel deep into the wall structure and into internal plasterwork before it becomes visible to the eye.

Our surveyors assess granite properties using calibrated moisture meters and visual inspection techniques developed specifically for solid-wall construction. We check every accessible part of the building envelope, identify where water entry is occurring or likely, and give you a clear condition rating for each element - from foundations to ridge tiles.

• Moisture penetration through solid granite walls and porous stonework
• Condition of traditional lime mortar and any cement repointing that traps moisture
• Slate roof condition - slipped or broken slates, sarking boards, and leadwork
• Timber condition including woodworm, wet rot, and dry rot in floors and joists
• Electrical and plumbing systems in pre-1960s properties
• Evidence of movement, cracking, or settlement in foundations and walls
• Asbestos-containing materials in properties built before 2000
• Drainage, rainwater goods, and surface water management

After surveying hundreds of properties across the AB10 postcode, our inspectors have a clear picture of the defects that come up repeatedly in Aberdeen's housing stock. Knowing what to expect doesn't mean complacency - every property is inspected fresh - but it does mean our surveyors know exactly where to look.

Damp is the most frequent issue in pre-1919 properties. Solid granite walls built with traditional lime mortar rely on a breathable construction that allows moisture to migrate through the wall and evaporate. When owners or previous builders have repointed with cement, this breathability is reduced - moisture gets trapped behind the hard mortar and can cause serious internal damage.

Roof conditions are another consistent concern. Many AB10 properties still have original Scottish slate roofs, which can last over a century when properly maintained. The problems arise when individual slates slip or break and repairs are delayed. Water gets beneath the remaining slates, rots the sarking boards, and eventually penetrates the ceiling structure. We assess roofs from ground level using binoculars and where safe access allows, from within the roof space.

• Penetrating damp through granite walls or defective repointing (very common in pre-1919 stock)
• Slipped or broken slates and deteriorating leadwork to valleys and chimney flashings
• Timber decay - wet rot in windowsills and external joinery, dry rot in poorly ventilated floor voids
• Outdated electrical wiring - pre-1980s fuse boards and ungrounded ring circuits
• Cracking and movement at lintels above door and window openings in older properties
• Asbestos-containing materials in artex ceilings, floor tiles, and pipe insulation (pre-2000 properties)
• Insufficient loft and wall insulation leading to high energy costs and condensation risk
• Flat roofs to rear extensions and garage structures reaching end of serviceable life