RICS Level 2 Survey in AB21

Our RICS Level 2 Survey prices in AB21 start from £400 for smaller properties such as flats and terraced homes. For an average three-bedroom semi-detached, the typical cost falls between £400 and £550. Larger or more complex properties, particularly larger detached homes, may be priced from £550 upward depending on size and value. All our AB21 prices are fixed at the point of booking - there are no hidden charges or additional fees for the consultation call after the report is delivered. You can get an exact price for your specific property by using our online quote tool.

Our Level 2 Survey covers all visible and accessible elements of the property, including the roof structure and coverings, chimneys and flashing, walls and external render, windows and doors, floors and ceilings, internal walls and partitions, the loft where accessible, cellars where present and accessible, drainage inspection covers, and the condition of services including heating, electrics and plumbing. Each element receives a condition rating of 1 (no repair needed), 2 (repair or replacement advised in due course) or 3 (urgent repair or investigation required). For AB21 granite properties, our surveyors pay particular attention to pointing, external render condition and evidence of moisture ingress, which are the issues most likely to require attention in older Aberdeen-area homes.

The on-site inspection for a standard two or three-bedroom property in AB21 takes approximately two to three hours. Larger detached properties or those with more complex construction can take three to four hours. After the inspection, our surveyor prepares the written report, which we deliver to you within three working days. You then have the option to book a follow-up consultation call to discuss the findings, which typically lasts 20 to 30 minutes. From booking to receiving your report, the whole process usually takes around one to two weeks depending on appointment availability and how quickly you need the survey completed.

A RICS Level 2 Survey is suitable for most granite-built properties in Bridge of Don and Dyce that are in reasonable condition and have not undergone significant alterations. Our surveyors are experienced with Aberdeen's traditional granite construction and understand the specific issues these buildings can present, particularly penetrating damp through eroded pointing and moisture tracking through solid walls. Where we find evidence of significant structural movement, extensive unauthorised alterations, or conditions suggesting that a more detailed investigation is needed than a Level 2 allows, we will recommend upgrading to a RICS Level 3 Building Survey and explain our reasoning clearly in the report. Properties that are listed buildings or within conservation areas should always have a Level 3 Building Survey.

We recommend an independent pre-completion inspection for all new-build purchases in AB21, including Grandhome and Fairley Glade. Developer warranties like NHBC Buildmark cover structural defects for ten years, but they are not a substitute for an independent check before you legally complete. A pre-completion snagging inspection identifies cosmetic and minor defects while the developer still has clear responsibility to fix them at no cost to you. If you are buying a resale property in these developments that is now five to ten years old, a standard RICS Level 2 Survey is the appropriate choice - these properties are old enough to show early-stage issues with seals, render, gutters and drainage that the original buyer may not have addressed.

Yes. Parts of AB21, particularly areas close to the River Don in Bridge of Don, carry a documented river flooding risk according to SEPA flood mapping. Surface water flooding is also a risk in some lower-lying parts of Dyce and Bridge of Don during intense rainfall events. Our surveyors check the flood risk designation for your specific property address as part of every Level 2 Survey and include a clear statement in the report about flood risk, whether flood resilience measures are present, and what further due diligence we recommend. If the property is in a flood risk zone, we will say so plainly, and we advise buyers to check flood insurance availability and cost before exchanging contracts.

Absolutely. The AB21 market has seen prices ease slightly over the past 12 months, falling by 0.51% on average, and sellers are generally more open to negotiation than they were at the peak of the oil boom years. A RICS Level 2 Survey that identifies, for example, a roof requiring partial re-slating, failed pointing on a granite gable, or outdated electrics needing rewiring, gives you documented, professional evidence on which to base a revised offer. Many of our AB21 clients use the survey report to negotiate a price reduction that covers all or part of the remediation costs, which can represent significant savings given that major works on granite properties can run to several thousand pounds.

The seller's Home Report includes a Single Survey, but that surveyor is instructed and paid for by the seller - their duty runs to the seller, not to you. The Home Report may also be several months old by the time you make your offer, and conditions can change. Our independent RICS Level 2 Survey is commissioned by you, meaning we report exclusively in your interests. If we find defects or a condition change since the Home Report was prepared, you have documented professional evidence to renegotiate the price. Many AB21 buyers commission an independent survey alongside the Home Report - particularly for older granite properties where moisture and structural issues can develop quickly.