RICS Level 2 Survey Aberdeen

The RICS Level 2 Survey provides a detailed visual inspection of all accessible areas of the property. Our inspectors examine the main structural elements including walls, roofs, floors, doors, and windows, assessing their current condition and identifying any defects that may affect the property's value or safety. The survey covers both the interior and exterior of the building, providing you with a comprehensive understanding of what you are purchasing.

During the inspection, our surveyors will identify and grade any issues found on a traffic light system, making it easy for you to see which problems are serious and which are minor. The report includes clear recommendations for further investigations where necessary, such as checking for damp, testing electrical installations, or assessing the condition of the roof space. We also verify that the property has adequate insulation and ventilation, which is particularly important in Aberdeen's climate.

For properties in Aberdeen, our local expertise proves invaluable. We understand the specific issues affecting properties built with granite construction, the challenges of older Victorian and Edwardian buildings in areas like Old Aberdeen and the West End, and the common defects found in post-war housing developments throughout the city. This local knowledge allows us to provide you with context that a generic survey report simply cannot offer.

The RICS Level 2 Survey is suitable for properties of conventional construction, which includes most houses, bungalows, and flats built with traditional brick, stone, or concrete block walls. If you are considering a property of non-standard construction such as reinforced concrete, timber frame, or historic dolomite buildings, we would recommend a RICS Level 3 Survey instead for a more detailed structural assessment.

• Structural walls and foundations
• Roof structure and covering
• Windows and doors
• Damp and rot assessment
• Electrical condition overview
• Plumbing and drainage visible elements
• Boundary walls and outbuildings
• Thermal efficiency observations

Aberdeen is famously known as the Granite City, with many buildings constructed from locally quarried grey granite that gives the city its distinctive sparkling appearance. While granite is a durable material, older properties built with solid granite walls can present specific challenges. Pointing between granite blocks may deteriorate over time, allowing damp penetration, and the weight of granite construction places different demands on foundations compared to modern brick-built properties. Our surveyors know exactly what to look for when assessing these traditional properties.

The city's proximity to the River Dee and its coastal location means flood risk is a consideration for certain properties in Aberdeen. Areas close to the river mouth and low-lying parts of the city may be susceptible to both river flooding and surface water flooding during heavy rainfall. Our surveyors note any visible signs of previous water damage and can advise on whether you should consult the Scottish Environment Protection Agency (SEPA) flood maps for the specific area. Properties in areas like Torry, which sits along the River Dee, or coastal parts of the city require particular attention.

Many properties in Aberdeen date from the Victorian and Edwardian periods, particularly in desirable residential areas such as the West End, Rosemount, and Old Aberdeen. These older properties often have significant character but can suffer from issues common to their era, including outdated electrical systems, absence of modern damp-proof courses, and roofs that may need renewal after decades of service. The RICS Level 2 Survey is ideally suited to identify these issues before you commit to purchase.

Aberdeen's housing market has seen notable changes in recent years, with flat sales actually surging by 29.4% between July and September 2025 compared to the same period last year, despite average prices falling. This indicates strong demand in the flats sector, likely driven by first-time buyers and investors taking advantage of lower entry prices. Whether you are buying a flat in a converted granite tenement or a modern apartment, our survey will give you confidence in your investment.

• Granite construction specific defects
• Flood risk assessment
• Victorian and Edwardian property issues
• Older electrical systems
• Roof condition on period properties
• Damp and condensation in traditional buildings

Understanding local construction methods is essential for a thorough property assessment, and our surveyors bring this knowledge to every inspection in Aberdeen. The predominant construction type varies significantly by area and age of property. In the city centre and older residential areas like Old Aberdeen, you'll find traditional solid wall construction using local granite blocks, typically with lime-based mortars that can deteriorate over time.

Properties built during the inter-war period (1919-1945) in areas like Ferryhill and the lower West End often feature rendered brickwork or roughcast external walls. These properties may have solid concrete floors and original timber sash windows that require careful assessment for condition and draughtproofing. Post-war housing in areas like George Street and Cummingspark was built using various methods including traditional brick construction and some non-traditional building systems that our surveyors are trained to identify.

Modern developments in areas like Dyce, Bucksburn, and Bridge of Don typically use cavity wall construction with brick or render external finishes. Many newer properties also feature timber frame construction, which offers good insulation but requires specific attention to ventilation and moisture management. Our surveyors understand these different construction methods and know what defects to look for in each case.

The underlying geology of Aberdeen, dominated by granite, also affects property foundations. While granite itself is stable, areas with mixed geology may have varying ground conditions that affect foundation performance. Our surveyors note any signs of movement or settlement that might indicate foundation issues, particularly in properties built on ground that has been significantly modified for development.