RICS Level 2 Survey in AB12

A RICS Level 2 survey is a mid-range property inspection designed for conventional, structurally sound homes in reasonable condition. It sits above a mortgage valuation - which tells a lender what the property is worth, not what condition it is in - and below a Level 3 building survey, which is reserved for properties with significant problems or unusual construction.

Our chartered surveyors carry out a thorough visual inspection of all accessible areas, covering the roof structure, walls, floors, windows, doors, drainage, and services. Each element receives a condition rating: 1 (no repair action needed), 2 (repair or replacement required but not urgent), or 3 (urgent repairs needed). This three-tier system gives you an immediate picture of priorities.

The RICS Level 2 report also includes a market valuation of the property. This is particularly useful if you want to negotiate on price after the survey identifies condition issues. For AB12 buyers, where the average house price sits at £196,729 and prices have dipped 2% in the last year and remain 16% below the 2014 peak of £234,387, knowing the true condition of a property can directly support your negotiating position.

The report covers: roof coverings and rainwater fittings, chimneys and flues, external walls and render, windows and doors, floors and ceilings, internal walls and partitions, fireplaces and chimney breasts, roof space, cellars, services (gas, electricity, water, drainage), and the grounds and boundaries. Each section includes a condition rating, a description of what we found, and guidance on what to do next.

• Condition ratings 1-3 for all main building elements
• Market valuation included as standard
• Damp and moisture readings taken throughout
• Roof inspection from eaves and ridge where accessible
• Services assessment - visual check of electrics, gas and plumbing
• Grounds and drainage inspection
• Written report delivered within 3-5 working days

The RICS Level 2 survey suits the majority of AB12 properties. The area contains a broad mix of housing stock, from traditional granite terraces in the older parts of southern Aberdeen to 1960s and 1970s semi-detached properties, through to large modern developments built from the 1980s onward in Portlethen and Cove.

Properties best suited to a Level 2 survey are those in broadly sound condition, built with conventional materials, and not significantly altered or extended. This covers the majority of what you will find listed in AB12. Where a property shows signs of significant structural movement, has a highly unusual construction method such as a system-built or prefabricated frame, or has suffered major flood or fire damage, a Level 3 building survey is the more appropriate choice.

AB12 flats, which have an average sale price of £88,066 according to recent transaction data, are well suited to a Level 2 survey. Our surveyors check all accessible areas of the flat and note any concerns about shared services or fabric of the building that may affect the value or maintenance obligations of the flat owner.

The oil and gas industry has shaped employment in the Aberdeen area for decades, with business parks at Altens and Cove providing jobs within AB12 itself, and Robert Gordon University drawing both students and faculty to the broader area. This economic context underpins property demand in the postcode and is reflected in the volume of sales - 7,597 in the last year alone.

• Granite terraces and semi-detached homes in south Aberdeen - Level 2 appropriate
• 1960s and 1970s estates in Portlethen - Level 2 appropriate
• Post-1980 estates at Cove and Altens - Level 2 appropriate
• Properties with significant structural concerns - Level 3 recommended
• System-built or non-traditional construction - Level 3 recommended
• Listed buildings or category A/B properties - specialist survey required

Receiving the survey report is not the end of the process - it is the starting point for your decision making. Once our report is delivered, you have several options depending on what the survey found.

If the report identifies issues with condition ratings of 2 or 3, you can use these findings to negotiate on price. If our surveyor identifies that a roof requires significant maintenance, or that harl failure has led to moisture penetration in an external wall, you have documented evidence from a qualified RICS surveyor to take back to the seller. In a market where AB12 prices have fallen 2% in the last year, sellers are often willing to negotiate on condition-related issues rather than risk losing the sale.

Where the report recommends specialist investigation - for example, a structural engineer's opinion on a crack, or a drainage survey following concerns about blocked drains - we recommend commissioning these before exchange of contracts. Exchanging without following up on specialist recommendations leaves you exposed to costs that were flagged but not fully quantified in the Level 2 report.

Our surveyors are available to talk through the report with you after delivery. If any section is unclear, or you need help weighing up the implications of a particular condition rating, call or email us and we will help. AB12 buyers committing to purchases in the £88,000 to £304,000 range should not exchange contracts without fully understanding what the survey has told them.

• Use condition ratings to negotiate on the purchase price
• Commission specialist reports before exchange where recommended
• Do not proceed past exchange without resolving Rating 3 items
• Speak to our surveyor directly if any section needs clarification
• Pass the report to your conveyancer - they will need it for due diligence