RICS Level 2 Home Survey in Barrel of Butter and Orkney

The RICS Level 2 Homebuyer Survey is designed specifically for properties constructed with traditional methods and in generally reasonable condition. This survey type strikes an ideal balance between comprehensive inspection and cost-effectiveness, making it the most requested survey option across the UK property market. Our inspectors examine all accessible areas of the property, including the roof space (where safe and accessible), walls, floors, windows, doors, and permanent fixtures. We measure the property and take photographs to support our findings, ensuring you have a complete visual record of any issues identified.

During the inspection, our surveyors assess the property's condition against what is typically expected for a building of its age, type, and construction. We identify defects that are both visible and apparent, explain their implications, and provide advice on necessary repairs and maintenance. The survey also includes a market valuation and an insurance reinstatement figure, which can be valuable for mortgage purposes and ensuring adequate building cover. Our valuation is based on current market data for the Orkney area, reflecting the unique characteristics of the local property market.

The resulting report uses a clear traffic light rating system to indicate the condition of each surveyed element. Red ratings highlight serious issues requiring immediate attention, amber indicates defects that warrant further investigation or may need repair soon, and green confirms areas in acceptable condition. This straightforward approach helps you quickly understand which issues demand the most urgent attention when negotiating your purchase. Each red or amber rating is accompanied by specific recommendations explaining what action we advise and why.

For properties in Orkney, our surveyors bring specific knowledge of local construction traditions, including the prevalent use of sandstone and traditional slate roofing materials common throughout the islands. We understand how the island climate, with its strong winds and salty air, can affect different property types and construction materials. Our experience with Orkney properties means we can spot issues that might be missed by surveyors unfamiliar with the region, such as the particular effects of coastal exposure on traditional stone pointing or the challenges of maintaining properties in more remote island locations.

Orkney presents unique challenges for property buyers that make a thorough RICS Level 2 Survey particularly valuable. The islands' exposed position in the North Sea means properties face constant exposure to strong winds, salt-laden air, and occasionally severe winter weather. Traditional stone buildings, while solid and characterful, require ongoing maintenance to protect against these elements. Our surveyors know exactly what to look for when assessing how well a property has been maintained against these coastal conditions.

Many properties in Orkney, particularly in rural areas and on the outer islands, rely on private water supplies rather than mains water connections. These supplies may come from private boreholes, springs, or rainwater harvesting systems, and their quality and reliability can vary significantly. Our survey includes visual assessment of water storage and distribution systems, though we always recommend specialist testing of water quality before purchase. Understanding the property's water supply is essential for both practical daily living and for insurance purposes.

Drainage is another critical consideration for Orkney property buyers. Older properties often have septic tanks or cess pits rather than mains sewerage connections, and the maintenance history and condition of these systems can significantly affect both the property's value and the cost of any necessary upgrades. Our surveyors inspect accessible drainage components and note any obvious issues, though we may recommend a specialist drainage survey for properties with non-mains systems. This is particularly important for properties in areas with high water tables or those close to watercourses.

The geology of Orkney, including the old red sandstone formations found throughout the islands, can influence foundation conditions and ground stability. While significant subsidence issues are relatively rare in Orkney, properties built on less stable ground or on reclaimed land may require particular attention. Our surveyors are familiar with local ground conditions and can identify any signs of movement or settlement that might indicate foundation concerns. We also assess the specific flood risk for each property, considering both coastal tidal flooding and surface water runoff from the surrounding landscape.

Our experience surveying properties across Orkney has identified several recurring issues that buyers should be aware of. Roof conditions are a frequent finding, with traditional slate and tile roofs on older properties often showing signs of wear, missing or slipped tiles, and deterioration of ridge pointing. The exposed Orkney climate accelerates weathering of roof materials, and properties in more coastal locations may suffer from salt corrosion affecting metal flashings and fixings. Our surveyors thoroughly examine all accessible roof areas, including any flat or felted sections that can be particularly vulnerable to deterioration.

Dampness represents one of the most common issues we identify in Orkney properties, particularly in older buildings with solid walls that were constructed before modern damp-proof courses were standard. Rising damp can affect ground floor walls, while penetrating damp often occurs where pointing has deteriorated or where flashings have failed. Poor ventilation, common in older properties that have been upgraded with modern windows but without adequate ventilation systems, can also lead to condensation and associated mould growth. Our survey includes visual assessment for damp using moisture meters where safely accessible.

The condition of traditional pointing and render is another area requiring careful assessment. Sandstone and granite buildings rely on sound pointing to keep moisture out, and the harsh Orkney climate can cause pointing to deteriorate relatively quickly. We inspect all external walls for signs of missing, cracked, or eroded pointing, and note any areas where render has become loose or detached. Properties that have been newly pointed with cement-based mortar rather than traditional lime mortar can sometimes trap moisture within the wall structure, causing problems that are not immediately visible.

Electrical and plumbing installations in older Orkney properties may be dated and may not meet current safety standards. While our survey is a visual inspection and not a full electrical or gas safety check, we note the apparent condition of visible electrical consumer units, wiring, and plumbing fixtures. We recommend that buyers obtain specialist electrical and gas safety certificates before completion, particularly for older properties where installations may date from several decades ago. This is especially important for properties that have been used as holiday lets or that may have DIY alterations.