RICS Level 2 Homebuyer Survey in Burray

The RICS Level 2 Homebuyer Survey represents the industry standard for property assessment and our chartered surveyors apply the same rigorous standards when inspecting properties in Burray and across the Orkney Islands. This survey provides a comprehensive visual inspection of all accessible areas of the property, including the roof space where safe and accessible, the walls, floors, windows, doors, and the general condition of the building's fabric. Our surveyors examine both the interior and exterior of the property, documenting their findings with photographs and detailed notes.

Our team systematically examines the property's condition and identifies any defects that may affect value or require immediate attention. The survey includes assessment of the main services (gas, electric, water, and drainage) where it is safe and possible to do so, though we always recommend separate professional inspections for these specialist areas. We also evaluate the property's construction type and materials, which is particularly important in Burray where traditional flagstone and local stone construction is prevalent alongside more modern blockwork buildings.

Following the inspection, you receive a detailed RICS Homebuyer Survey Report that clearly presents our findings using a straightforward traffic light rating system. Green indicates no issues requiring attention, amber highlights defects that require negotiation with the seller or further specialist investigation, and red flags serious issues that may affect the property's value or safety. This clear formatting helps you understand exactly what you are purchasing and empowers you to make informed decisions about your investment.

The report also includes a market value assessment and our opinion of the property's current worth, which can be useful for mortgage valuation purposes. We highlight any legal issues that our visual inspection has identified, including matters that your conveyancing solicitor should investigate further. This comprehensive approach ensures you have all the information you need before completing your purchase in the Burray area.

Properties in Burray reflect the island's rich building heritage, with traditional structures predominantly using local stone, particularly the characteristic Orkney flagstone that has been quarried on the islands for centuries. Many older properties feature thick stone walls constructed with lime mortar rather than modern cement, which requires specific knowledge to assess properly. Our surveyors understand these traditional building methods and can identify issues such as mortar degradation, stone weathering, and the characteristic settlement patterns that occur in older stone buildings.

The underlying geology of Burray, like much of Orkney, consists of Old Red Sandstone which generally presents a low shrink-swell risk and low subsidence risk. However, properties built on filled ground or in areas with poor drainage may still experience localized ground movement issues. Our surveyors check for signs of differential settlement, cracks in walls, and door and window operation that may indicate underlying structural concerns, even in properties where the geological risk is generally low.

Traditional roofing on Burray properties often features local flagstone or natural slate, which requires specialist knowledge to assess properly. Our surveyors understand these traditional materials and can identify issues such as slipped tiles, mortar degradation between flagstones, and the characteristic weathering patterns that indicate whether repairs are needed. Many older properties also feature timber roof structures that may show signs of rot or insect damage, particularly where ventilation has been inadequate.

Modern properties built in Burray from the mid-20th century onwards typically use a mix of blockwork, render, and concrete tiles or synthetic roofing materials. While these constructions generally present fewer challenges than traditional buildings, they still require careful inspection for issues such as cracking in render, deterioration of sealants around windows, and the condition of modern roofing materials. Our surveyors are experienced in assessing both traditional and modern construction methods common to the Orkney Islands.

The unique geography and climate of Burray create specific challenges for property owners, and our RICS Level 2 surveys are designed to identify these issues before you complete your purchase. The island's exposed coastal position means properties face constant exposure to salt-laden winds, which can accelerate the deterioration of timber elements, metal fixtures, and external render. Our surveyors pay particular attention to these environmental factors when assessing any property on the island.

Damp represents one of the most frequently identified issues in Burray properties, with both penetrating damp and rising damp commonly found in older buildings. Traditional stone properties built with lime mortar rather than modern cement can be particularly susceptible to moisture penetration, especially where external repointing has been carried out using inappropriate materials. The harsh Orkney weather, including driving rain from Atlantic storms, tests the integrity of external walls and roof coverings throughout the year. Our surveyors use moisture meters and their expertise to identify areas where damp may be present even when not immediately visible.

Timber decay is a significant concern in Burray properties due to the combination of age, exposure, and sometimes inadequate ventilation. Roof timbers, floor joists, and external timber elements can all be affected by fungal decay or insect infestation. Properties with traditional construction are particularly vulnerable where ventilation has been reduced through modern alterations or where existing ventilation has become blocked. Our surveyors carefully examine all visible timber for signs of rot, beetle activity, and water staining.

Electrical systems in properties built before the 1980s frequently require updating to meet current standards, and our surveyors will note any visible electrical concerns that should be investigated by a qualified electrician. Similarly, older plumbing systems may use materials that are now considered outdated, and we highlight these areas where observed. The combination of age-related issues and the challenging coastal environment means that properties in Burray frequently require more attention than newer constructions in more sheltered locations.

Many properties in Burray are listed buildings or have traditional features that require specialist knowledge to assess properly. Whether a traditional farmhouse near the village centre or a historic property along the coast, our surveyors understand the additional considerations required when assessing older buildings. We identify any alterations that may require listed building consent and advise on the use of traditional materials for any necessary repairs.

Burray's position as a low-lying island means that flood risk is an important consideration for property buyers. The island faces threats from both coastal flooding during storm surges and high tides, and from surface water flooding in lower-lying areas after periods of heavy rainfall. Our surveyors note the proximity of properties to areas known for flooding and will highlight any visible signs of previous flood damage or water ingress, including tide marks, water staining, or damaged plasterwork.

The Churchill Barriers, which connect Burray to South Ronaldsay and the mainland, have created sheltered waters to the east of the island, but the western coastline remains exposed to Atlantic conditions. Properties located directly on the coastline may face coastal erosion concerns in addition to flooding risks. When surveying these properties, our team pays particular attention to sea walls, retaining structures, and any signs of erosion or wave damage to the property's foundations or external walls. We also assess the effectiveness of any existing flood mitigation measures.

While flood insurance may be more expensive for properties in high-risk areas of Burray, many homeowners successfully obtain appropriate cover. Our survey reports include information about the property's flood risk that you can use when discussing insurance options with providers. Understanding these risks before purchasing allows you to make an informed decision and budget appropriately for any necessary flood resilience measures. We can also advise on simple steps you might take to reduce flood damage if the property is in a susceptible location.