RICS Level 2 Survey Dun Beag

The RICS Level 2 Survey, formerly known as the HomeBuyer Report, provides a thorough inspection of a property's condition focusing on issues that affect value and safety. Our surveyor will visually assess all accessible areas of the property, including the roof space (where safe access is possible), walls, floors, windows, doors, and permanent fixtures. We examine the condition of walls both internally and externally, checking for signs of damp, cracking, or structural movement that could indicate underlying problems.

On the Isle of Skye, where many properties are remotely located and constructed using traditional methods, our Level 2 survey pays particular attention to common issues found in older rural properties. This includes assessing the condition of slate roofs (which can be prone to slippage and damage in high winds), evaluating traditional stone walls for signs of weathering or structural weakness, and checking damp courses and ventilation in properties that may have been modernised. The report uses an easy-to-understand traffic light system highlighting condition ratings of the main structural elements and services.

Unlike a basic mortgage valuation, the Level 2 survey provides practical advice on any repairs or maintenance that may be needed, both now and in the future. We identify defects that could affect the property's value and provide estimated costs for remedial works where appropriate. This information proves invaluable when negotiating the purchase price or requesting that the seller address specific issues before completion.

Our inspection methodology follows RICS technical guidance and uses professional moisture meters, thermal imaging where appropriate, and drone technology for roof inspections where safe access is not possible. We document all findings with photographs and provide clear, jargon-free explanations of any issues discovered during our assessment of your potential new home.

• Structural walls and foundations
• Roof structure and covering
• Damp course and dampness
• Windows, doors, and joinery
• Plumbing and electrical visible work
• Floors and ceilings
• Chimneys and flues
• External features and boundaries

The Isle of Skye presents a distinctive property market characterised by older housing stock, traditional construction methods, and properties that may have been adapted over generations. Many homes in the Bracadale and Struan areas date back to the Victorian era or earlier, constructed from local stone with solid walls rather than the cavity walls found in newer properties. These characteristics mean that damp penetration, timber decay, and roof condition issues are more common than in modern housing.

The remote nature of properties on Skye's west coast also brings specific considerations. Access can be challenging, and properties may rely on private water supplies, septic tanks, or individual heating systems that require specialist assessment. Our surveyors are experienced in evaluating these rural property features and will flag any concerns about water quality, drainage, or heating systems in our report. Understanding these issues before you commit to a purchase can save significant expense and stress.

Properties in conservation areas or those subject to crofting regulations may also require additional consideration. While the Dun Beag Broch itself is a scheduled ancient monument, the surrounding area includes numerous buildings of historical interest. Our Level 2 survey will identify any visible issues related to listing or conservation status, though we always recommend that buyers conduct their own due diligence regarding planning constraints or listed building consent for any works they may wish to undertake.

The geology of the Isle of Skye, with its basaltic lava flows and complex rock formations, can affect foundations and drainage in some areas. Our surveyors are familiar with how local geology interacts with traditional building techniques and can identify signs of movement or settlement that may require further investigation. Properties near Loch Bracadale may also face surface water flood risk during periods of heavy rainfall, and we note any visible evidence of water ingress or drainage issues in our reports.