RICS Level 2 Survey Brosdale Island

The RICS Level 2 HomeBuyer Report, formerly known as the HomeBuyer Survey, provides a comprehensive visual inspection of a property's accessible areas. Our chartered surveyors examine the roof space (where accessible), walls, floors, windows and doors, damp proof courses, and integral fixtures. The report includes a condition rating system that highlights issues ranging from urgent defects requiring immediate attention to minor cosmetic matters that require no action. This standardized approach ensures you receive clear, comparable information regardless of where in Argyll and Bute your property is located.

For properties in the Argyll and Bute region, our surveyors pay particular attention to common issues found in Scottish buildings. The area's older housing stock, much of which was constructed before modern building regulations, often presents challenges including penetrating damp, deteriorated roof coverings, and outdated electrical systems. We also assess any signs of structural movement, which can be a concern in properties built on varying ground conditions across the region. The geology of Argyll and Bute features complex formations including metamorphic rocks and igneous intrusions, and our surveyors understand how these ground conditions can affect foundations over time.

The Level 2 survey includes a market valuation and rebuild cost assessment, which proves invaluable for insurance purposes and mortgage requirements. Should our surveyor identify any significant defects, the report provides clear recommendations on what further specialist investigations might be necessary. This could include structural engineer assessments, damp and timber specialist surveys, or electrical testing by qualified electricians. The rebuild cost figure is particularly important for properties in remote areas of Argyll and Bute, where access for repairs can be challenging and costs may exceed those in urban centers.

Our surveyors use specialized equipment including moisture meters to detect damp penetration, which is particularly important given Argyll and Bute's high rainfall and relative humidity levels. We photograph all significant defects and provide clear condition ratings that allow you to prioritize any remedial work needed. The traffic light system (red, amber, green) makes it easy to understand which issues require urgent attention and which are minor matters that can be addressed over time.

• Roof structure and covering condition
• Wall construction and visible defects
• Damp and moisture penetration assessment
• Window and door functionality
• Electrical socket and fixture condition
• Drainage and guttering inspection

Properties in Argyll and Bute face several region-specific challenges that our surveyors are trained to identify. The coastal location of many settlements means salt-laden winds can accelerate weathering of external finishes, particularly on exposed elevations in areas like Dunoon, Toward, and along the Kintyre peninsula. We frequently find corrosion of fixings, deterioration of render, and accelerated aging of timber joinery in properties near the sea. Our surveyors thoroughly examine all external elements, documenting any damage likely attributable to coastal exposure. Properties in Oban and other coastal towns require particular attention to the condition of external timbers and metalwork.

The older housing stock in Argyll and Bute, with many properties dating from the Victorian and Edwardian periods, commonly presents issues with outdated electrical wiring. Properties built before the 1970s often still contain old rubber-insulated cabling that poses a fire risk and would not meet current regulations. Our surveyors note the approximate age and condition of electrical installations, recommending further investigation by a qualified electrician where necessary. This is particularly important as many older properties in the region have undergone partial rewiring over the years, potentially leaving a mix of old and new systems that could create hidden dangers.

Damp penetration represents another significant concern in the local housing stock. The region's high rainfall and relative humidity levels mean properties require effective damp proof courses and adequate ventilation. We regularly identify issues with failed damp proof courses, missing or damaged roof slates, and inadequate sub-floor ventilation. Our Level 2 survey includes use of moisture meters to identify areas of dampness, with clear recommendations for remedial works where problems are detected. The older stone-built properties common throughout Argyll and Bute require particular attention to their solid wall construction, which lacks the cavity insulation that helps prevent moisture penetration in modern homes.

Properties in the Argyll and Bute area also commonly show signs of structural movement, particularly those built on hillside sites or near the coast. The varied geology of the region, including areas with steep slopes and complex ground conditions, can lead to settlement issues over time. Our surveyors are trained to identify the signs of structural movement, including cracks in walls, doors and windows that stick, and uneven floors. Where significant concerns are identified, we recommend further investigation by a structural engineer before you proceed with your purchase.