RICS Level 2 Survey in Aberdeen City Centre

The RICS Level 2 Survey provides a thorough inspection of the property's visible and accessible elements, focusing on defects that are significant to the property's value and safety. Our surveyors examine all major aspects of the building, including the roof structure, walls, floors, ceilings, doors, and windows. We assess the condition of plumbing, electrical installations where visible, and any extensions or alterations that may have been made to the original property. This visual inspection covers approximately 150 individual elements, providing a comprehensive overview of the property's condition.

In Aberdeen City Centre, where a significant proportion of properties are flats in multi-storey blocks, our surveyors pay particular attention to common structural elements, the condition of shared walls and communal areas, and any signs of deterioration in line with the age of the building. Many properties in the city centre fall into older age categories, with some of the prominent blocks like Marischal Court and Virginia Court being Category A-listed buildings requiring specialist consideration during inspection. Our detailed inspection helps identify issues that might not be apparent during a casual viewing, particularly those affecting the structural integrity of older buildings.

The survey produces a clear traffic light rating system, with red indicating serious issues requiring urgent attention, amber highlighting defects that need attention but are not immediately serious, and green confirming that no issues were found. This straightforward system helps you quickly identify the most critical areas and make informed decisions about your potential purchase. Each red-rated item comes with specific recommendations, whether for immediate repair or for further specialist investigation by a structural engineer.

Our surveyors are particularly vigilant for Reinforced Autoclaved Aerated Concrete (RAAC) in properties built between the 1950s and 1990s. This material, found in several properties across Aberdeen including areas like Balnagask in Torry, poses a significant collapse risk as it reaches the end of its design life. If we identify any suspected RAAC during our inspection, we will recommend urgent specialist investigation to ensure the property is safe for occupation.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Plumbing and electrical visible elements
• Damp and rot assessment
• Building insulation
• Common areas in flats
• Flat roof construction (RAAC check)

Aberdeen is famously known as 'The Granite City', with much of its architectural heritage built from locally quarried grey granite that sparkles due to its high mica content. The city's solid geology consists primarily of granites and related rocks, including granitic gneisses, which provide excellent building stone properties. This traditional granite construction is a defining feature of the Aberdeen City Centre Conservation Area, which encompasses Union Street and extends to the harbour mouth of the River Dee. The durability of granite means many older buildings remain in good structural condition, though the mortar between stones may have deteriorated over time.

Many properties in Aberdeen City Centre were constructed using traditional methods that remain sound today, but the age of the housing stock means that issues such as damp penetration, roof deterioration, and outdated electrical systems are commonly encountered. Additionally, some properties built between the 1950s and 1990s may contain Reinforced Autoclaved Aerated Concrete (RAAC), particularly in flat roof constructions. Properties in areas like Torry and Balnagask have been identified as containing RAAC, which can pose significant structural risks. Our surveyors are trained to identify the visual characteristics of RAAC, which often appears as a light, bubbly concrete with distinctive air voids.

The city's location between the River Dee and River Don, along with its proximity to the harbour, means that certain low-lying areas may have increased exposure to moisture and associated damp issues. The harbour area and properties near the Den Burn valley are particularly susceptible to damp problems due to their topography. Our surveyors are experienced in identifying these local construction characteristics and the specific defects that commonly affect properties in the Aberdeen area. We provide detailed assessments that take account of these local factors, giving you a comprehensive understanding of your potential new home.

The housing stock in Aberdeen City Centre is predominantly flats, with 76% of the local authority's housing stock being apartments. Many of these are in multi-storey blocks constructed in the mid-twentieth century, some of which have now deteriorated to the point where they no longer meet modern energy performance requirements. Properties in these older blocks may have single-glazed windows, inadequate insulation, and outdated heating systems, all of which will be noted in your survey report. Understanding these energy efficiency issues is particularly important given rising heating costs and the upcoming changes to minimum energy efficiency standards for rental properties.

Aberdeen's property market is uniquely influenced by its position as the energy capital of Europe. The city has built its economy on North Sea oil and gas, though it is now actively diversifying into renewable energy and life sciences. This economic transition creates both opportunities and uncertainties in the housing market. Recent analysis shows that while the broader Scottish housing market has seen 4.9% growth, Aberdeen has experienced a 7.4% decline, making properties more affordable but also creating complex considerations for buyers.

The economic factors affecting the Aberdeen housing market include ongoing government taxation policies regarding oil extraction, the cost of living pressures, and the pace of transition to a diversified economy. These elements contribute to a market that offers opportunities for buyers but also requires careful evaluation of long-term property values. Our survey reports provide you with the detailed property condition information you need to assess whether a property represents good value in the current market conditions.

Despite the recent price adjustments, there are positive indicators for the Aberdeen market. Transaction levels increased by 12.9% in 2025, with flat sales rising by an impressive 29.4%. This increased activity suggests growing confidence in the market. Additionally, predictions of falling mortgage interest rates and improved rental yields are attracting both first-time buyers and investors. Whether you are purchasing as a home or as an investment, a RICS Level 2 Survey ensures you understand exactly what you are buying before committing your funds.

Our surveyors regularly encounter several specific defect patterns when inspecting properties throughout Aberdeen City Centre. Understanding these common issues helps you know what to expect from your survey report. The most frequently identified problems include deteriorating flat roofs, particularly on properties that may contain RAAC, damp penetration through granite walls, and outdated electrical installations that do not meet current safety standards.

Roof condition is a major focus of our surveys in Aberdeen, especially for properties built between the 1950s and 1990s. The use of RAAC in flat roof construction was widespread during this period, and these roofs are now approaching or exceeding their design life of 30 years. Signs of deterioration include sagging, water staining, and concrete spalling. Our surveyors will carefully assess the roof structure and note any concerns that require further investigation by a structural engineer.

Damp problems are prevalent in Aberdeen properties due to the city's coastal climate and the prevalence of traditional granite construction. While granite itself is resistant to moisture penetration, the mortar pointing between stones can deteriorate, allowing water to enter. Additionally, rising damp can be an issue in older properties where the original damp-proof course has failed or was never installed. Our survey includes thorough assessment of damp levels using moisture meters and visual inspection of vulnerable areas.

Electrical safety is another key concern in older Aberdeen properties. Many flats in the city centre have not had their electrical systems updated for decades, meaning the wiring may not meet current regulations or could pose a fire risk. Our surveyors will visually inspect the consumer unit (fuse box), wiring accessible from the consumer unit, and the condition of sockets and switches. Where we identify potential electrical hazards, we will recommend inspection by a qualified electrician before you proceed with the purchase.