RICS Level 2 Survey in Angus

A RICS Level 2 survey includes a visual inspection of all accessible areas of the property, including the roof, walls, floors, windows, doors, chimney stacks, and basic services. In Angus, our surveyors specifically assess issues relevant to local properties, such as the condition of traditional sandstone construction, damp penetration in older buildings, and any flood risk from the region's rivers or coastline. The report provides condition ratings for each section and highlights defects that may require repair. We also check for any signs of previous flooding in properties near the North Esk, South Esk, Isla, or Lunan rivers.

RICS Level 2 surveys in Angus typically start from around £420 for standard properties, with the average cost being approximately £455-£500. The exact price depends on factors such as the property size, type, and value. Larger properties, those valued over £500,000, or properties with complex features may cost more. For a property in Arbroath, Montrose, or Forfar, you can expect to pay between £420 and £600 for a comprehensive Level 2 survey. Properties at developments like Strathmartine Park or Greenside Gardens in Carnoustie may have different pricing based on their specific characteristics.

For older properties in Angus, particularly those over 50 years old, listed buildings, or properties showing signs of significant defects, a RICS Level 3 Building Survey may be more appropriate. The Level 3 provides a more detailed inspection and analysis, including opening up areas where necessary to investigate suspected defects. If you're purchasing a property in one of Angus's 19 conservation areas or one of the 2,100+ listed buildings, we recommend discussing your options with our team to ensure you receive the most suitable survey. Properties in areas like Brechin, Kirriemuir, or Montrose that have significant historic character often benefit from the more thorough Level 3 assessment.

The on-site inspection for a RICS Level 2 survey typically takes between 2-4 hours, depending on the size and complexity of the property. A standard three-bedroom house in Angus would usually take around 2-3 hours to inspect thoroughly. Larger properties, such as detached homes in sought-after areas like Carnoustie or properties with multiple extensions, will take longer. After the inspection, you will receive your written report within 3-5 working days, giving you a clear understanding of the property's condition before you proceed with your purchase.

Yes, our RICS Level 2 surveys include an assessment of flood risk based on the property's location and our observations during the inspection. Angus has areas susceptible to river flooding from the North Esk, South Esk, Isla, and Lunan rivers, as well as coastal flooding in areas like Montrose and Arbroath. We will note any visible signs of previous flooding or water damage and recommend further investigations if the property is in a flood risk area. Properties in low-lying areas near these rivers or in coastal zones receive particular attention during our inspection.

A mortgage valuation is carried out for the lender's benefit to confirm the property provides adequate security for the loan, and it does not provide a detailed assessment of the property's condition. A RICS Level 2 survey is a comprehensive inspection focused on identifying defects that could affect the property's value or require repair. It provides you with the information needed to make an informed purchase decision and can be used to negotiate a price reduction if significant defects are found. The Level 2 survey gives you about your investment, which is particularly valuable in Angus where older properties may have hidden issues.

Based on our experience surveying properties throughout Angus, we frequently encounter several common issues. Damp penetration is particularly prevalent in older sandstone properties across towns like Montrose, Brechin, and Kirriemuir, where traditional construction methods may not include modern damp proof courses. Roof defects, including worn or missing tiles and deteriorating chimney stacks, are common in period properties. We also often find outdated electrical installations in properties that haven't been updated for several decades. In newer properties at developments like Strathmartine Park, we may identify snagging issues or minor construction defects that require attention from the developer.

Yes, there are several factors specific to Angus that buyers should consider. The presence of over 2,100 listed buildings means many properties may have restrictions on alterations or renovations. Properties in the 19 designated conservation areas may also have specific requirements for any external changes. Flood risk varies significantly depending on location, with properties near major rivers or the coastline requiring careful consideration. The local geology and soil conditions can affect foundations, particularly in areas with clay soils. Our survey reports highlight all these considerations, ensuring you have a complete understanding of any factors that might affect your purchase or future ownership.