RICS Level 2 Survey in Govan G51 3

A RICS Level 2 survey provides a thorough visual inspection of all accessible parts of your property. Our surveyors examine the walls, roof, floors, doors, and windows, checking for visible signs of damage, decay, or structural concerns. In Govan's older housing stock, this inspection often reveals issues related to the age and construction methods of traditional sandstone buildings. We assess the condition of damp-proof courses, which are frequently missing or damaged in period properties, and we check for signs of penetrating damp that affects many tenement buildings in this part of Glasgow.

The survey includes a detailed evaluation of key building elements including the roof structure, chimneys, rainwater goods, and external rendering. Our inspectors pay particular attention to common defects found in G51 3 properties, such as deterioration of sandstone masonry, issues with flat roofs common in extensions, and the condition of original timber sash windows. We also inspect internal features like plasterwork, joinery, and fixtures, providing you with a complete picture of the property's current condition.

Following the inspection, you receive our comprehensive report written in plain English. The report includes a clear condition rating system highlighting defects that require urgent attention, those that need future monitoring, and those that are purely cosmetic. We provide practical recommendations for addressing any issues identified, with estimates of likely repair costs where possible. This information proves invaluable when negotiating the purchase price or requesting that the seller address specific problems before completion.

Our surveyors also assess the property's energy efficiency and provide market valuation comments specific to the G51 3 area. Given the recent price trends showing a 9% year-on-year change in the broader G51 area, understanding the true value of your potential purchase has never been more important. We factor in local market conditions, including the variations between different streets within G51 3, where properties on Arklet Road have shown significant growth while Drumoyne Road has remained more stable.

• Visual inspection of all accessible areas
• Assessment of main construction elements
• Evaluation of damp and timber condition
• Roof, chimney, and drainage inspection
• Electrical and plumbing visible condition
• Energy efficiency observations
• Market value and insurance rebuilding cost
• Condition ratings with recommendations

The traditional sandstone tenements and older properties in G51 3 suffer from several recurring problems that our surveyors frequently identify. Dampness ranks as the most common issue, with rising damp affecting ground floor properties and penetrating damp appearing in properties with deteriorating pointing, damaged gutters, or failed flashings. The original construction methods of these buildings, which allowed moisture to evaporate through solid walls, often conflict with modern insulation and double-glazing installations that trap moisture inside. We commonly see this in properties along Govan Road and the surrounding streets where original features have been replaced without adequate consideration for breathability.

Roofing problems feature prominently in our Govan survey reports. Many tenement buildings have shared roofs that may be in various states of repair, while individual property owners are responsible for internal roof elements. We commonly find damaged or missing slates, deteriorated lead flashings around chimneys, and blocked or damaged rainwater gutters that allow water to penetrate the building fabric. These issues can lead to significant internal damage if left unaddressed, with damp staining, rotted timber, and affected plasterwork appearing in top-floor properties. The flat roof extensions commonly found on Govan properties particularly require careful inspection as they often have limited lifespan.

Structural movement deserves particular attention in this area. While Glasgow's clay soils and historical mining activity can contribute to subsidence, many properties show signs of past movement that may have stabilised or may require ongoing monitoring. Our surveyors check for cracking patterns in walls, sloping floors, and doors and windows that no longer close properly. We assess whether any movement appears active and advise on the need for further specialist investigation. Properties in areas with past mining activity, while not exclusively in G51 3, require particularly careful assessment.

Additionally, outdated electrical installations in post-war properties and the presence of asbestos in pre-1999 construction require careful evaluation, as both pose significant safety concerns for homeowners. Many properties in Govan still contain original electrical wiring that does not meet current regulations, and our surveyors will identify visible consumer units and wiring where accessible. Asbestos-containing materials may be present in floor tiles, artex ceilings, and insulation boards, particularly in properties built between 1950 and 1999.