RICS Level 2 Survey Braeside and Mannofield, Aberdeen

The RICS Level 2 Survey, formerly known as the HomeBuyer Report, provides a detailed visual inspection of the property's accessible areas, focusing on identifying defects that could affect the value or safety of the home. Our surveyors examine the walls, floors, ceilings, roof, joinery, and services, providing a clear red, amber, or green rating system that highlights the severity of any issues found. This systematic approach helps you understand exactly what you're buying and prioritises any remedial work that may be required.

In Braeside and Mannofield, where many properties feature traditional granite construction dating back to the late 19th and early 20th centuries, our surveyors pay particular attention to common issues found in older Aberdeen homes. These include damp penetration through porous granite walls, roof condition on properties with original slate or tile coverings, and the condition of traditional timber sash and case windows. The survey also checks for any signs of subsidence or movement, which can affect properties built on the underlying Dalradian Supergroup geology that characterises much of Aberdeen. Our inspectors understand how the local granite behaves in different weather conditions, having surveyed hundreds of properties throughout this granite city.

Our inspection includes a thorough assessment of the property's services, including electrical and plumbing systems, though we note that this is a visual inspection rather than a full testing service. We also examine any extensions or alterations that may have been made to the property, ensuring they meet building regulations and don't compromise the structural integrity of the original construction. For properties in the Mannofield area, where there has been significant post-war development, we specifically check the condition of any RAAC (Reinforced Autoclaved Aerated Concrete) construction that may have been used in properties from the 1950s to 1990s, as this material has been identified as a significant concern in certain Aberdeen properties.

The survey also includes a comprehensive review of any outbuildings, garages, and boundary walls, which are particularly common in the older semi-detached properties along Braeside Avenue and the surrounding streets. We assess the condition of any conservatories or porches, checking for signs of movement, water ingress, or defective glazing seals that could lead to condensation or thermal efficiency issues.

• Wall and foundation inspection
• Roof and loft space assessment
• Damp and timber decay evaluation
• Electrical and plumbing visual check
• Windows and doors condition report
• Boundary and outbuilding inspection

The Braeside and Mannofield area boasts a diverse housing stock that reflects Aberdeen's evolution from a granite mining city to a modern economic hub. The predominant housing types include traditional granite-fronted Victorian and Edwardian semi-detached properties, post-war brick-built homes from the 1950s and 1960s, and more recent developments from the 1980s onwards. This mix means that buyers in the area face varying levels of potential maintenance requirements depending on the age and construction type of their chosen property.

The underlying geology of Braeside and Mannofield consists of the Dalradian Supergroup, with granite intrusions underlying much of the area. While granite foundations are generally considered stable, properties built on clay-rich soils can experience shrink-swell movement during periods of drought or excessive rainfall. Our surveyors are trained to identify the signs of such movement, including cracking to external walls, uneven floor levels, and doors or windows that stick or fail to close properly. In extreme cases, we may recommend further investigation by a structural engineer.

Many properties in Braeside and Mannoffield, particularly those along the traditional streets near Great Western Road, fall within or adjacent to conservation areas. This brings additional considerations for buyers, as any future alterations to the property may require planning permission or listed building consent. Our surveyors note any features of architectural or historical significance and advise on the implications for future renovations or extensions.

The Aberdeen housing market, particularly in established areas like Braeside and Mannofield, features a significant proportion of older properties that can present various challenges for buyers. Our RICS Level 2 Survey frequently identifies damp issues in granite properties, where moisture can penetrate through the porous stonework, especially in properties without modern damp-proof courses. This is particularly relevant for older semi-detached homes along the area's traditional streets, where the solid granite walls may have been affected by decades of exposure to Aberdeen's maritime climate. We also commonly find bridging issues where sediment between internal and external walls allows moisture to permeate through the porous granite.

Roof conditions represent another common finding in our local surveys, with many properties featuring original slate or tile coverings that are now reaching the end of their functional lifespan. Missing or slipped tiles, deteriorating ridge pointing, and failed flashings around chimneys and dormer windows are regularly identified. For properties in the AB15 area, where there has been substantial development from the 1960s onwards, we also check the condition of any flat roof sections, which can be prone to water ingress over time. Our surveyors pay particular attention to the condition of valleys, gutters, and downpipes, which are critical for preventing water damage to the property structure.

Electrical and plumbing systems in older Mannofield properties often require attention, with many homes still operating with original fuse boards and galvanised steel pipes that have corroded over decades. Our survey provides a visual assessment of these systems, flagging any obvious safety concerns or outdated installations that would benefit from upgrade works. We also examine the condition of any uPVC double-glazing that may have been fitted to original timber sash windows, checking for proper installation and seal integrity. Many properties still have original timber sash windows that require ongoing maintenance to prevent rot and draughts.

Properties in certain parts of Mannofield may be affected by the underlying clay soil geology, which can cause subsidence or foundation movement during periods of drought or excessive rainfall. Our surveyors are trained to identify signs of structural movement, including cracking to external walls, uneven floor levels, and doors or windows that stick or don't close properly. Where we identify potential concerns, we recommend further investigation by a structural engineer. The Denburn and other watercourses in the area can also pose flood risks during periods of heavy rainfall, so we check for any evidence of previous flooding or inadequate drainage around the property.